714 Gill St · Huntington, WV 25701

$54,900

4 bd · 1.0 ba · 1,920 sqft · SingleFamily public records · 46 Days on market

Built 1928 2,178 sqft lot

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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
• Rent growth +5.0/5.0
• Livability +4.0/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor opportunity with this three bedroom home in Huntington! This income-producing property at 714 Gill Street is currently rented at $900 per month, offering immediate cash flow from day one. Whether you're looking to expand your rental portfolio or acquire a turnkey investment, this property presents a strong opportunity with an established tenant already in place. Conveniently located near schools, shopping, and major amenities, this property combines steady income potential with long-term upside for appreciation. A solid addition for both seasoned investors and those entering the rental market.

Key facts

• 2,178 sq ft lot
• Built 1928
• Listed 45 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; 2 stories
• Construction: Brick construction; Shingle roof
• Exterior features: Porch; Level lot

Interior

• Kitchen: Refrigerator; Oven
• Flooring: Carpet; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Refrigerator; Oven

🏷️ Possibly a rental listed for sale. The $54,900 price doesn't fit this home's estimated sale value (~$178,560) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $748 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.
• Cap rate 22.7% 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: 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: Rents rising fast (+10.6%/yr); 128 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).
• This rent runs 31% of the median local income ($56k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1928 — 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 $53,253 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.64% ✓
• Cap rate: 22.65%
• Cash-on-cash: 58.42%
• DSCR: 3.60
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $178,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
71 W 6th Ave	0.19mi	3/2.0 (-1)	1,883 (-2%)	2mo	$132,000	$70	77
252 W 6th Ave	0.17mi	3/2.0 (-1)	1,886 (-2%)	9mo	$175,000	$93	72
103 9th Ave	0.28mi	3/1.5 (-1)	1,984 (+3%)	11mo	$225,000	$113	65
522 Jefferson Ave	0.27mi	5/1.5 (+1)	2,062 (+7%)	4mo	$87,000	$42	65
325 9th Ave	0.51mi	4/1.5	1,856 (-3%)	6mo	$100,000	$54	63
1201 W 3rd St	0.45mi	3/2.5 (-1)	1,908 (-1%)	8mo	$225,000	$118	60
319 9th Ave	0.49mi	3/1.5 (-1)	2,045 (+6%)	6mo	$208,000	$102	54
333 4th Ave	0.56mi	4/2.0	1,742 (-9%)	2mo	$99,900	$57	52
801 Jefferson Ave	0.42mi	3/1.5 (-1)	1,743 (-9%)	11mo	$190,000	$109	49
424 North Boulevard West Blvd	0.41mi	3/1.5 (-1)	1,680 (-12%)	8mo	$168,000	$100	47
65 Edgemont Ter	0.59mi	4/1.0	1,668 (-13%)	11mo	$147,000	$88	42
2 Washington Ct	0.68mi	3/1.5 (-1)	2,166 (+13%)	7mo	$96,480	$45	34

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 62.7%
• Equity multiple: 4.02×
• Total profit: $46,448
• Equity at exit: $8,186

10-year hold

• IRR: 68.9%
• Equity multiple: 9.90×
• Total profit: $136,766
• Equity at exit: $4,747

Cash invested: $15,372 (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 25701

• Home prices YoY: -8.7%
• Rents YoY: 10.6%
• Active inventory: 128
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,448 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$84 /mo · $1,013/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $748

Break-even live

Break-even rent $500

Max offer price $54,900

Occupancy floor 43%

Sensitivity live

Price	-10% $779	-5% $764	+0% $748	+5% $733	+10% $717
Rent	-10% $634	-5% $691	+0% $748	+5% $806	+10% $863
Rate	-1.0pp $776	-0.5pp $762	base $748	+0.5pp $734	+1.0pp $720

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
457 Overby Rd Huntington, WV	3.0	1.5	1724	$1,250	$0.73	45d	1	1.36mi

Listing history 18 events

1. 2026-06-21
   days on market $54,900 Active 46 DOM
2. 2026-06-19
   days on market $54,900 Active 44 DOM
3. 2026-06-18
   days on market $54,900 Active 43 DOM
4. 2026-06-17
   days on market $54,900 Active 42 DOM
5. 2026-06-16
   days on market $54,900 Active 41 DOM
6. 2026-06-15
   days on market $54,900 Active 40 DOM
7. 2026-06-14
   days on market $54,900 Active 38 DOM
8. 2026-06-12
   days on market $54,900 Active 37 DOM
9. 2026-06-09
   days on market $54,900 Active 34 DOM
10. 2026-06-08
    days on market $54,900 Active 33 DOM
11. 2026-06-07
    days on market $54,900 Active 32 DOM
12. 2026-06-05
    days on market $54,900 Active 29 DOM
13. 2026-06-03
    days on market $54,900 Active 28 DOM
14. 2026-06-02
    days on market $54,900 Active 27 DOM
15. 2026-06-01
    days on market $54,900 Active 26 DOM
16. 2026-05-31
    days on market $54,900 Active 25 DOM
17. 2026-05-30
    days on market $54,900 Active 24 DOM
18. 2026-05-06
    listed $54,900 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: $1,013 · $84/mo
• Projected year-2 tax: $1,013 · $84/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 ≥103°F today · 19 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: $17,370
• − Mortgage interest: −$3,075
• − Property taxes: −$1,013
• − Insurance: −$274
• − Repairs & maintenance: −$1,390
• − Management: −$1,390
• − Depreciation: −$1,597
• Taxable income: $8,631
• Est. tax owed @ 24.0%: −$2,072
• After-tax cash flow: $6,909/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): 21,197
• Household income: $56,292
• Rent vs Own: 41.2% rent · 58.8% own
• Severe rent burden: 1186.0

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 8% Two or more races 6% Hispanic / Latino 2% Asian 2%
• Common ancestry: Slovak 4% Italian 2% Serbian 2%
• Foreign-born: 2% · China
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1% Chinese 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: ▼ -19.39%
• Current HPI: 202.9629
• Rent YoY: ▲ 10.58%
• Metro: Huntington-Ashland, WV-KY-OH
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-06 Listed $54,900 HBRMLS

Property tax history

+6.4%/yr

Latest (2025): $1,013 · +25.2% YoY. Source: county tax records.