2567 Conner Ave · Hurricane, WV 25526

$79,900

4 bd · 1.5 ba · 1,558 sqft · SingleFamily public records · 15 Days on market

Built 1919 4,792 sqft lot ↓ 11% 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
• Schools +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in the heart of Hurricane, this 5 bedroom, 1.5 bath home offers a convenient location near local amenities, schools, and services. Features include a durable metal roof and hardwood floors, providing a solid foundation for future updates. The property offers ample space and potential for customization to suit a variety of needs. With some work and vision, this home presents an opportunity to add value in a desirable area.

Key facts

• Metal roof
• Ample space
• Hardwood floors

Tags

• METAL ROOF
• HARDWOOD FLOORS
• AMPLE SPACE

Property features AI

Finance

• Other: Directions: From Main Street in Hurricane, turn right on Conner Ave; property is on the right
• Financial info: Tax amount provided separately; financial specifics not included
• HOA & community: HOA information not provided

Exterior

• Parking: Parking details not provided
• Security: Security details not provided
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Aluminum siding
• Exterior features: Fenced yard; Metal roof

Interior

• Kitchen: Dishwasher; Electric range; Waste disposal; Refrigerator
• Bedrooms: Details not provided
• Flooring: Hardwood; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump for heating; Heat pump for cooling
• Interior features: Dishwasher; Electric range; Waste disposal; Refrigerator; Hardwood flooring; Laminate flooring; 7 total rooms; No basement
• Laundry & utility: Laundry details not provided

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $739 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.4% vs local median 4.0% in Hurricane — 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 72/100 on livability (#47 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Putnam County Schools (suburban): math 40% / reading 50% proficiency, ranked #2 of 55 in WV (top 4%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hurricane Town Elementary (math 42% / reading 42%, grade F, #87 of 377 statewide, top 28%, 299 students, 0% FRL); Hurricane Middle (math 44% / reading 50%, grade D+, #6 of 109 statewide, top 6%, 849 students, 0% FRL); Hurricane High School (math 38% / reading 62%, grade D+, #6 of 110 statewide, top 5%, 1,256 students, 0% FRL) — zoned schools average 0% FRL vs 33% district-wide (33 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 119 active listings in the ZIP; solid renter incomes; 111 units permitted in Putnam County in 2024 (0 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1919 — 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 $78,701 (1.5% below list)

Questions for the listing agent

1. Built in 1919 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.96% ✓
• Cap rate: 17.39%
• Cash-on-cash: 39.63%
• DSCR: 2.76
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $222,794
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
305 Wallace St	0.24mi	4/2.0	1,659 (+6%)	15mo	$213,000	$128	64
710 Emerald Dr	0.54mi	4/2.5	1,684 (+8%)	2mo	$207,500	$123	56
402 Circle Dr	0.54mi	3/2.0 (-1)	1,662 (+7%)	2mo	$155,000	$93	55
2472 Montana Ave	0.24mi	3/1.5 (-1)	1,718 (+10%)	15mo	$69,000	$40	55
406 Dudding Ave	0.62mi	3/1.5 (-1)	1,520 (-2%)	12mo	$200,000	$132	52
508 Rosewood Pl	0.22mi	3/2.0 (-1)	1,410 (-10%)	19mo	$202,000	$143	51
523 Dudding Ave	0.66mi	3/1.0 (-1)	1,512 (-3%)	8mo	$227,900	$151	51
209 Dudding Ave	0.55mi	3/2.0 (-1)	1,517 (-3%)	18mo	$155,000	$102	48
526 Rosewood Pl	0.17mi	3/2.5 (-1)	1,716 (+10%)	23mo	$259,000	$151	47
18 Cactus Ln	0.59mi	4/3.0	1,628 (+4%)	22mo	$254,900	$157	41
218 Nicole Dr	0.53mi	3/2.0 (-1)	1,740 (+12%)	11mo	$265,000	$152	40
345 Harbour Ln	0.63mi	3/2.0 (-1)	1,356 (-13%)	20mo	$268,115	$198	25

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: 35.9%
• Equity multiple: 2.52×
• Total profit: $34,101
• Equity at exit: $11,913

10-year hold

• IRR: 42.6%
• Equity multiple: 5.03×
• Total profit: $90,253
• 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 25526

• Home prices YoY: -30.1%
• Active inventory: 119
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,569 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$48 /mo · $576/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $739

Break-even live

Break-even rent $633

Max offer price $79,900

Occupancy floor 48%

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: —

Listing history 2 events

1. 2026-05-21
   price $79,900
2. 2026-05-12
   listed $89,900 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: $576 · $48/mo
• Projected year-2 tax: $576 · $48/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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,822
• − Mortgage interest: −$4,476
• − Property taxes: −$576
• − Insurance: −$400
• − Repairs & maintenance: −$1,506
• − Management: −$1,506
• − Depreciation: −$2,324
• Taxable income: $8,035
• Est. tax owed @ 24.0%: −$1,928
• After-tax cash flow: $6,937/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: Putnam County Schools
• NCES district ID: 5401200
• Math proficiency: 40% ▼ -13.00%
• Reading proficiency: 50% ▼ -6.00%
• Median HH income: $54,783
• Composite: 39.06/100
• National rank: #4060
• State rank: #2 of 55 in WV

Livability — Hurricane

• Score: 72/100
• State rank: #47
• US rank: #5846

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hurricane, WV
• County: Putnam County · 22,514 people
• City population: 22,514
• Metro: Huntington-Ashland, WV-KY-OH
• Population (ZIP): 22,514
• Household income: $85,176
• Rent vs Own: 19.6% rent · 80.4% own
• Severe rent burden: 205.0

Population outlook (Putnam County) Hauer SSP2

• Today (2025): 58,915 people
• By 2030: 59,400 · +0.8%
• By 2040: 59,444 · +0.9%
• By 2050: 58,510 · -0.7%
• By 2075: 54,603 · -7.3%
• By 2100: 46,202 · -21.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2% Asian 1%
• Common ancestry: Slovak 3% Italian 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1% Other Asian/Pacific 0%

Political lean MEDSL · Putnam

• 2024 margin: Solid R (+46.3) · D 25.9% · R 72.2% · Other 1.9%
• 2008→2024 swing: -22.8pp toward R · 2008: -23.5pp · 2024: -46.3pp
• All cycles: 2024: R+46.3 2020: R+42.6 2016: R+47.8 2012: R+37.1 2008: R+23.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.01%
• Current HPI: 157.7355
• Rent YoY: —
• Metro: Huntington-Ashland, WV-KY-OH
• State GDP YoY: —
• F500 in state: 0

Price history

-11.1% since first listed

2 events — show timeline

• 2026-05-21 Price Changed $79,900 KVBOR
• 2026-05-12 Listed $89,900 KVBOR

Property tax history

+3.6%/yr

Latest (2025): $576 · +20.0% YoY. Source: county tax records.