121 Cedar St · Huntington, WV 25705

$79,900

3 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 20 Days on market

Built 1925 Est $128k · 38% 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 +25.6/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +6.6/10.0
• 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

Best Value on market today. Easy to care for in and out. 3 Bedrooms, 1.5 Baths, Central heat and cooling. Open floor plan, washer- dryer hook-ups, Furnished kitchen includes deep freezer. Will include a new over range microwave. unfinished basement good for workshop. Fenced back yard. Bus stop at corner, - so is Gino's Pizza. Lots of updating over years. Seller will do NO updates, SELLING 'AS IS'

Key facts

• Furnished kitchen
• Bus stop at corner
• Fenced back yard

Tags

• FURNISHED KITCHEN
• UNFINISHED BASEMENT
• FENCED BACK YARD
• BUS STOP AT CORNER

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Metal roof
• Exterior features: Deck; Porch; Level to sloped lot

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Partial, unfinished basement; Central heating and central air

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $188 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($925 rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.1% 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: 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; 1 comparable units currently listed for rent nearby; 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 $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $27k; list at $80k implies a 196% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $78,701 (1.5% below list)

Questions for the listing agent

1. Built in 1925 — 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: 1.16% ✓
• Cap rate: 9.12%
• Cash-on-cash: 10.08%
• DSCR: 1.45
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $127,872
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
916 23rd St	0.53mi	3/2.0	1,143 (-1%)	0mo	$106,900	$94	70
306 Davis St	0.21mi	3/1.5	1,232 (+7%)	11mo	$71,900	$58	68
2733 Washington Blvd	0.66mi	3/2.0	1,176 (+2%)	10mo	$177,900	$151	53
200 S Walnut St	0.43mi	3/2.0	1,253 (+9%)	11mo	$166,500	$133	52
129 North Ter	0.49mi	3/1.5	1,304 (+13%)	1mo	$140,500	$108	52
2248 Cherry Ave	0.56mi	3/1.0	1,272 (+10%)	10mo	$220,000	$173	48
2204 9th Ave	0.62mi	2/1.0 (-1)	1,218 (+6%)	11mo	$101,000	$83	47
280 S Walnut St	0.58mi	2/1.5 (-1)	1,043 (-10%)	7mo	$82,500	$79	44
2923 Moreland Ave	0.66mi	4/2.0 (+1)	1,040 (-10%)	0mo	$119,000	$114	44
117 Morris St	0.56mi	2/1.0 (-1)	1,008 (-12%)	6mo	$50,000	$50	44
2856 Overlook Dr	0.59mi	3/2.0	1,276 (+11%)	8mo	$141,500	$111	44
2953 Jarrell St	0.75mi	4/1.5 (+1)	1,074 (-7%)	11mo	$140,000	$130	38

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: -1.1%
• Equity multiple: 0.96×
• Total profit: $-967
• Equity at exit: $11,913

10-year hold

• IRR: 8.5%
• Equity multiple: 1.65×
• Total profit: $14,608
• Equity at exit: $6,908

Cash invested: $22,372 (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: 7.2×

Monthly cashflow live

• Estimated rent: $925 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$90 /mo · $1,086/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $188

Break-even live

Break-even rent $687

Max offer price $79,900

Occupancy floor 75%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1739 6th Ave Huntington, WV	1.0–2.0	1.0	825	$925	$1.12	43d	1	1.10mi

Listing history 17 events

1. 2026-06-19
   days on market $79,900 Active 20 DOM
2. 2026-06-18
   remarks 401-char remark
3. 2026-06-18
   days on market $79,900 Active 19 DOM
4. 2026-06-17
   days on market $79,900 Active 18 DOM
5. 2026-06-16
   days on market $79,900 Active 17 DOM
6. 2026-06-15
   days on market $79,900 Active 16 DOM
7. 2026-06-14
   days on market $79,900 Active 14 DOM
8. 2026-06-12
   days on market $79,900 Active 13 DOM
9. 2026-06-09
   days on market $79,900 Active 10 DOM
10. 2026-06-08
    days on market $79,900 Active 9 DOM
11. 2026-06-07
    days on market $79,900 Active 8 DOM
12. 2026-06-05
    days on market $79,900 Active 5 DOM
13. 2026-06-03
    days on market $79,900 Active 4 DOM
14. 2026-06-02
    days on market $79,900 Active 3 DOM
15. 2026-06-01
    days on market $79,900 Active 2 DOM
16. 2026-05-31
    remarks 357-char remark
17. 2026-05-31
    listed $79,900 Active 1 DOM

ⓘ 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: $1,086 · $90/mo
• Projected year-2 tax: $1,086 · $90/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 18 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: $11,100
• − Mortgage interest: −$4,476
• − Property taxes: −$1,086
• − Insurance: −$400
• − Repairs & maintenance: −$888
• − Management: −$888
• − Depreciation: −$2,324
• Taxable income: $1,039
• Est. tax owed @ 24.0%: −$249
• After-tax cash flow: $2,006/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

+195.9% since first listed

2 events — show timeline

• 2026-05-30 Listed $79,900 HBRMLS
• 2007-11-28 Sold (Public Records) $27,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,086 · +8.4% YoY. Source: county tax records.