2102 8th Ave · Huntington, WV 25703

$40,000

3 bd · 1.0 ba · 1,768 sqft · SingleFamily public records · 94 Days on market

Built 1930 4,356 sqft lot ↓ 43% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• Livability +4.0/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Nice home in Huntington that would make a good rental property or a residence. The home has a good rental history. Plenty of room with the two story brick home.

Key facts

• 4,356 sq ft lot
• Built 1930
• Listed 94 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; 2 stories
• Construction: Brick construction
• Exterior features: Level lot

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $774 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $36k (9.0% below list) — sets the bar for market timing.
• Cap rate 29.5% 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: schools C-, 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.
• Market conditions: 15 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 61 units permitted in Cabell County in 2024 (5 in 5+ unit buildings).
• At $1,348/mo this rent would consume 67% of the median local household income ($24k/yr) (locally 813% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $2k of equity ($277 loan paydown + $2k appreciation (4.9% local appreciation)).
• At projected returns (4.9% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($36k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $36,400 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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. 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.
7. 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.
8. 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: 3.37% ✓
• Cap rate: 29.53%
• Cash-on-cash: 82.97%
• DSCR: 4.69
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $86,632
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2102 8th Ave	0.00mi	3/1.0	1,768 (0%)	0mo	$22,000	$12	100
2203 10th Ave	0.24mi	3/1.5	1,824 (+3%)	12mo	$48,000	$26	72
1945 10th Ave Ave	0.24mi	3/2.0	1,848 (+4%)	13mo	$215,000	$116	66
1917 17r 18th St	0.47mi	3/2.0	1,885 (+7%)	1mo	$150,000	$80	62
936 20th St	0.19mi	2/1.5 (-1)	1,536 (-13%)	10mo	$75,000	$49	54
1032 25th St	0.49mi	2/1.0 (-1)	1,680 (-5%)	14mo	$11,000	$7	53
1548 Rugby Rd	0.46mi	3/2.0	1,676 (-5%)	19mo	$198,000	$118	50
1830 Hall Ave	0.50mi	3/1.5	1,520 (-14%)	3mo	$3,000	$2	49
1739 Doulton Ave	0.39mi	4/2.0 (+1)	1,530 (-14%)	3mo	$144,900	$95	48
1740 7th Ave	0.37mi	4/2.0 (+1)	1,910 (+8%)	22mo	$73,500	$38	42

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

Projected returns pro-forma

4.91% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 88.8%
• Equity multiple: 6.21×
• Total profit: $58,364
• Equity at exit: $22,448

10-year hold

• IRR: 87.1%
• Equity multiple: 12.96×
• Total profit: $133,955
• Equity at exit: $38,562

Cash invested: $11,200 (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 25703

• Home prices YoY: 3.0%
• Active inventory: 15
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,348 medium
• Mortgage (P&I): −$210
• Tax from tax record: −$64 /mo · $766/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $774

Break-even live

Break-even rent $367

Max offer price $40,000

Occupancy floor 38%

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2489 1st Ave Unit 108 A Huntington, WV	2.0	1.5	1600	$1,495	$0.93	43d	1	0.79mi

Listing history 9 events

1. 2026-06-05
   statusdays on market $40,000 Pending 94 DOM
2. 2026-06-03
   days on market $40,000 Active 93 DOM
3. 2026-06-02
   days on market $40,000 Active 92 DOM
4. 2026-06-01
   days on market $40,000 Active 91 DOM
5. 2026-05-31
   days on market $40,000 Active 90 DOM
6. 2026-05-30
   days on market $40,000 Active 89 DOM
7. 2026-05-04
   price $40,000
8. 2026-04-04
   price $67,400
9. 2026-03-02
   listed $69,900 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: $766 · $64/mo
• Projected year-2 tax: $766 · $64/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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 19 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: $16,172
• − Mortgage interest: −$2,241
• − Property taxes: −$766
• − Insurance: −$200
• − Repairs & maintenance: −$1,294
• − Management: −$1,294
• − Depreciation: −$1,164
• Taxable income: $9,214
• Est. tax owed @ 24.0%: −$2,211
• After-tax cash flow: $7,081/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
• County: Cabell County · 30,893 people
• City population: 25,795
• Metro: Huntington-Ashland, WV-KY-OH
• Population (ZIP): 4,598
• Household income: $24,139
• Rent vs Own: 83.4% rent · 16.6% own
• Severe rent burden: 813.0

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 (82%)
• Race & ethnicity: White 82% Black 9% Two or more races 6% Asian 2% Hispanic / Latino 1%
• Common ancestry: Slovak 3% Romanian 1% Lithuanian 1%
• Foreign-born: 2% · Philippines, Canada, China
• Languages at home: 98% 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: ▲ 4.91%
• Current HPI: 166.7429
• Rent YoY: —
• Metro: Huntington-Ashland, WV-KY-OH
• State GDP YoY: —
• F500 in state: 0

Price history

-42.8% since first listed

3 events — show timeline

• 2026-05-04 Price Changed $40,000 HBRMLS
• 2026-04-04 Price Changed $67,400 HBRMLS
• 2026-03-02 Listed $69,900 HBRMLS

Property tax history

+0.5%/yr

Latest (2025): $766 · +1.8% YoY. Source: county tax records.