165 Gallaher St · Huntington, WV 25705

$129,900

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 130 Days on market

Built 1955 0.30 ac lot Est $97k · 34% over ↓ 18% since listing

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Why this score? — see what drove the D+ 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 +23.6/30.0
• DSCR +7.6/10.0
• 1% rule +5.0/10.0
• Livability +4.0/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

This 3-bedroom, 1-bath home offers a practical layout with wood floors and a comfortable, easy flow. The standout feature is the large, level lot. Well maintained and is clean and move-in ready. Full unfinished basement provides excellent storage and includes a built-in garage. See photos for the rest of the story. ..

Key facts

• Built-in garage
• Large level lot
• 0.3 acre lot

Tags

• LARGE LEVEL LOT
• FULL UNFINISHED BASEMENT
• BUILT-IN GARAGE

Property features AI

Exterior

• Parking: 1-car garage; Off-street parking; On-street parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Shingle roof; Built on a concrete foundation (basement)
• Exterior features: Porch; Level and sloped lot

Interior

• Kitchen: Range; Oven; Refrigerator
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Range, Oven, Refrigerator; Basement is full, concrete, unfinished with walk-out access; Smoke detector(s)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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; 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 $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 130 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 1.00% ✓
• Cap rate: 8.56%
• Cash-on-cash: 8.09%
• DSCR: 1.36
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $96,672
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
113 Allen Ave	0.15mi	3/1.0	941 (+3%)	6mo	$143,900	$153	83
111 Allen Ave	0.14mi	3/1.0	941 (+3%)	10mo	$150,000	$159	80
118 South Walnut St	0.13mi	2/1.0 (-1)	816 (-10%)	1mo	$127,900	$157	71
322 Locust St	0.26mi	2/1.0 (-1)	864 (-5%)	10mo	$50,651	$59	66
453 Linden Circle Cir	0.37mi	2/1.0 (-1)	864 (-5%)	5mo	$32,000	$37	65
505 Oney Ave	0.42mi	3/1.0	839 (-8%)	10mo	$35,000	$42	59
280 S Walnut St	0.12mi	2/1.5 (-1)	1,043 (+14%)	7mo	$82,500	$79	58
29 S Queens Ct	0.46mi	3/1.0	1,025 (+12%)	3mo	$129,000	$126	56
1209 26th St	0.74mi	2/1.0 (-1)	940 (+3%)	8mo	$100,000	$106	49
117 Morris St	0.52mi	2/1.0 (-1)	1,008 (+10%)	6mo	$50,000	$50	48
415 Rotary Rd	0.57mi	2/1.0 (-1)	788 (-14%)	4mo	$82,000	$104	42
402 Forest Rd	0.51mi	4/2.0 (+1)	1,040 (+14%)	8mo	$161,500	$155	37

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: -4.0%
• Equity multiple: 0.85×
• Total profit: $-5,479
• Equity at exit: $19,369

10-year hold

• IRR: 5.6%
• Equity multiple: 1.42×
• Total profit: $15,143
• Equity at exit: $11,231

Cash invested: $36,372 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,305 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$51 /mo · $609/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $245

Break-even live

Break-even rent $995

Max offer price $129,900

Occupancy floor 76%

Sensitivity live

Price	-10% $319	-5% $282	+0% $245	+5% $208	+10% $172
Rent	-10% $142	-5% $194	+0% $245	+5% $297	+10% $348
Rate	-1.0pp $311	-0.5pp $278	base $245	+0.5pp $212	+1.0pp $177

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $129,900 Active 130 DOM
2. 2026-06-18
   days on market $129,900 Active 129 DOM
3. 2026-06-17
   days on market $129,900 Active 128 DOM
4. 2026-06-16
   days on market $129,900 Active 127 DOM
5. 2026-06-15
   days on market $129,900 Active 126 DOM
6. 2026-06-14
   days on market $129,900 Active 124 DOM
7. 2026-06-12
   days on market $129,900 Active 123 DOM
8. 2026-06-09
   days on market $129,900 Active 120 DOM
9. 2026-06-08
   days on market $129,900 Active 119 DOM
10. 2026-06-07
    days on market $129,900 Active 118 DOM
11. 2026-06-05
    days on market $129,900 Active 115 DOM
12. 2026-06-03
    days on market $129,900 Active 114 DOM
13. 2026-06-02
    days on market $129,900 Active 113 DOM
14. 2026-06-01
    days on market $129,900 Active 112 DOM
15. 2026-05-31
    days on market $129,900 Active 111 DOM
16. 2026-05-30
    days on market $129,900 Active 110 DOM
17. 2026-04-11
    price $129,900
18. 2026-03-24
    price $139,900
19. 2026-02-09
    listed $159,000 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: $609 · $51/mo
• Projected year-2 tax: $766 · $64/mo
• Expected delta: +$158/yr (+$13/mo · 25.9%)

ⓘ 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: $15,665
• − Mortgage interest: −$7,276
• − Property taxes: −$609
• − Insurance: −$650
• − Repairs & maintenance: −$1,253
• − Management: −$1,253
• − Depreciation: −$3,779
• Taxable income: $845
• Est. tax owed @ 24.0%: −$203
• After-tax cash flow: $2,740/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
• 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

-18.3% since first listed

3 events — show timeline

• 2026-04-11 Price Changed $129,900 HBRMLS
• 2026-03-24 Price Changed $139,900 HBRMLS
• 2026-02-09 Listed $159,000 HBRMLS

Property tax history

+9.1%/yr

Latest (2025): $609 · +148.5% YoY. Source: county tax records.