4212 Riverside Dr · Huntington, WV 25705

$115,000

3 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 4 Days on market

Built 1949 8,712 sqft lot Est $126k · 8% under

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +27.2/30.0
• ARV discount +11.3/15.0
• DSCR +9.4/10.0
• 1% rule +6.9/10.0
• Livability +4.0/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Full of charm & character, this 1.5 story home offers 3BR/1BA, and nearly 1,100 square feet of living space. Gorgeous dark wood trim, doors, and rich cabinetry give the home so much warmth and old-school charm throughout. Features include a spacious living room, kitchen with designated dining area, 2 bedrooms on the main level, and a finished attic serving as the 3rd bedroom or bonus room. The enclosed front porch is truly a standout feature with beautiful floor-to-ceiling woodwork and natural light throughout. Outside features include a covered front porch, large flat yard, and outbuilding for extra storage. Metal roof approximately 6 years old and a new hot water tank. Conveniently

Key facts

• Covered front porch
• Metal roof
• Finished attic

Tags

• FINISHED ATTIC
• ENCLOSED FRONT PORCH
• COVERED FRONT PORCH
• LARGE FLAT YARD
• OUTBUILDING FOR EXTRA STORAGE
• METAL ROOF

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Aluminum siding; Vinyl siding; Metal roof; Crawl space foundation; Built on level lot
• Exterior features: Porch

Interior

• Kitchen: Dishwasher
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Pantry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $328 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Cap rate 9.7% vs local median 6.5% in Huntington — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 79/100 on livability (#16 in WV, #2,045 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime F, employment F.
• Cabell County Schools (urban): math 31% / reading 42% proficiency, ranked #13 of 55 in WV (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Altizer Elementary School (math 32% / reading 37%, grade F, #148 of 377 statewide, top 49%, 202 students, 0% FRL); Huntington East Middle School (math 18% / reading 32%, grade F, #81 of 109 statewide, top 76%, 585 students, 0% FRL); Huntington High School (math 26% / reading 50%, grade F, #31 of 110 statewide, top 28%, 1,704 students, 0% FRL) — zoned schools average 0% FRL vs 47% district-wide (47 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 163 active listings in the ZIP; 61 units permitted in Cabell County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,000

Questions for the listing agent

1. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.19% ✓
• Cap rate: 9.71%
• Cash-on-cash: 12.21%
• DSCR: 1.54
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $125,580
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
206 1st St	0.12mi	3/1.0	1,158 (+6%)	4mo	$58,500	$51	80
304 7th St	0.43mi	3/1.0	1,008 (-8%)	2mo	$137,000	$136	65
3650 Riverside Drive Dr	0.48mi	3/1.0	1,120 (+3%)	11mo	$69,000	$62	64
3638 Crane Ave	0.48mi	3/1.0	1,172 (+7%)	12mo	$160,000	$137	56
1101 Norway Ave	0.46mi	2/1.5 (-1)	1,118 (+2%)	17mo	$138,400	$124	53
208 1st St	0.12mi	3/2.0	1,232 (+13%)	22mo	$142,000	$115	51
285 W Pea Ridge Rd	0.49mi	2/1.5 (-1)	1,200 (+10%)	6mo	$185,000	$154	48
4418 Altizer Ave	0.22mi	4/1.0 (+1)	1,240 (+14%)	18mo	$135,000	$109	47
3616 Crane Ave	0.51mi	2/1.0 (-1)	952 (-13%)	7mo	$123,500	$130	44
1426 E Campbell Park Dr	0.74mi	3/1.0	1,210 (+11%)	7mo	$10,150	$8	42
4511 A B Altizer Ave	0.29mi	2/1.0 (-1)	1,248 (+14%)	22mo	$35,000	$28	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.8%
• Equity multiple: 1.07×
• Total profit: $2,230
• Equity at exit: $17,147

10-year hold

• IRR: 11.4%
• Equity multiple: 1.89×
• Total profit: $28,789
• Equity at exit: $9,943

Cash invested: $32,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State West Virginia: 83 Strongly Landlord-Friendly · R+22
• County: — inherits STATE
• City: — inherits STATE

Landlord-favorable; preempted; minimal protections.

Methodology + full state rankings →

ZIP-level market 25705

• Home prices YoY: -24.9%
• Active inventory: 163
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,364 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$99 /mo · $1,183/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $328

Break-even live

Break-even rent $949

Max offer price $115,000

Occupancy floor 71%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-01
   statusdays on market $115,000 Pending 4 DOM
2. 2026-05-31
   days on market $115,000 Active 3 DOM
3. 2026-05-30
   days on market $115,000 Active 2 DOM
4. 2026-05-28
   listed $115,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast WV · Resets to sale price

• Current annual tax: $1,183 · $99/mo
• Projected year-2 tax: $1,183 · $99/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,364
• − Mortgage interest: −$6,442
• − Property taxes: −$1,183
• − Insurance: −$575
• − Repairs & maintenance: −$1,309
• − Management: −$1,309
• − Depreciation: −$3,345
• Taxable income: $2,200
• Est. tax owed @ 24.0%: −$528
• After-tax cash flow: $3,404/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Cabell County Schools
• NCES district ID: 5400180
• Math proficiency: 31% ▼ -7.00%
• Reading proficiency: 42% ▼ -6.00%
• Median HH income: $36,426
• Composite: 30.26/100
• National rank: #6285
• State rank: #13 of 55 in WV

Livability — Huntington

• Score: 79/100
• State rank: #16
• US rank: #2045

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment F Housing A Health & safety A+ User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Huntington, WV
• City population: 25,795
• Population (ZIP): 20,668

Population outlook (Cabell County) Hauer SSP2

• Today (2025): 97,574 people
• By 2030: 98,060 · +0.5%
• By 2040: 98,817 · +1.3%
• By 2050: 100,185 · +2.7%
• By 2075: 105,895 · +8.5%
• By 2100: 105,948 · +8.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Black 5% Two or more races 4% Hispanic / Latino 2% Asian 1%
• Common ancestry: Slovak 3% Serbian 2% Lithuanian 2%
• Foreign-born: 2%
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Cabell

• 2024 margin: Strong R (+21.9) · D 38.0% · R 59.9% · Other 2.0%
• 2008→2024 swing: -11.8pp toward R · 2008: -10.1pp · 2024: -21.9pp
• All cycles: 2024: R+21.9 2020: R+18.0 2016: R+25.5 2012: R+13.9 2008: R+10.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -57.08%
• Current HPI: 171.7797
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-28 Listed $115,000 HBRMLS

Property tax history

+0.5%/yr

Latest (2025): $1,183 · +5.1% YoY. Source: county tax records.