2783 Emmons Ave · Huntington, WV 25702

$145,000

3 bd · 1.0 ba · 1,304 sqft · SingleFamily public records · 4 Days on market

Built 1920 0.35 ac lot Est $117k · 24% over

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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 +21.7/30.0
• DSCR +6.9/10.0
• 1% rule +5.3/10.0
• 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 MLS

Adorable home featuring newer windows, newer roof, newer AC, newer water heater, amazing yard, completely fenced with new aluminum fencing and an attached carport. There are 3 spacious bedrooms, hardwood floors, large kitchen with an attached pantry/mudroom leading to the back yard. The double lot has a pear tree and a fig tree and is all conveniently located to the hospital and MU.

Key facts

• Newer ac
• New aluminum fencing
• Newer roof

Tags

• NEWER WINDOWS
• NEWER ROOF
• NEWER AC
• NEWER WATER HEATER
• COMPLETELY FENCED
• NEW ALUMINUM FENCING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $224 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $145k).
• Cap rate 8.1% vs local median 6.5% in Huntington — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 32 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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $120k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,000

Questions for the listing agent

1. Built in 1920 — 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. 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?
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: 1.03% ✓
• Cap rate: 8.14%
• Cash-on-cash: 6.61%
• DSCR: 1.29
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $117,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2783 Emmons Ave	0.00mi	3/1.0	1,304 (0%)	1mo	$150,000	$115	100
2741 4th Ave	0.48mi	3/1.0	1,300 (-0%)	2mo	$104,000	$80	76
2712 Highlawn Ave	0.52mi	3/1.0	1,426 (+9%)	2mo	$129,000	$90	59
53 26th St	0.42mi	3/1.5	1,188 (-9%)	6mo	$194,900	$164	59
2709 4th Ave	0.50mi	2/1.0 (-1)	1,344 (+3%)	10mo	$126,000	$94	58
2729 4th Ave	0.49mi	3/2.0	1,368 (+5%)	12mo	$120,000	$88	55
351 Slater Ct	0.45mi	3/1.5	1,133 (-13%)	2mo	$113,900	$101	54
421 30th St	0.63mi	3/1.0	1,200 (-8%)	4mo	$99,900	$83	53
2530 Collis Ave	0.57mi	3/1.5	1,176 (-10%)	4mo	$100,000	$85	52
2957 4th Ave	0.57mi	2/1.5 (-1)	1,248 (-4%)	9mo	$120,000	$96	52
403 30th St	0.60mi	2/1.0 (-1)	1,214 (-7%)	11mo	$80,000	$66	46
2633 4th Avenue Ave	0.57mi	3/1.0	1,490 (+14%)	11mo	$100,000	$67	41

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: -6.1%
• Equity multiple: 0.77×
• Total profit: $-9,255
• Equity at exit: $21,620

10-year hold

• IRR: 3.5%
• Equity multiple: 1.25×
• Total profit: $10,265
• Equity at exit: $12,537

Cash invested: $40,600 (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 25702

• Home prices YoY: -11.1%
• Active inventory: 32
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,495 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$137 /mo · $1,639/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $224

Break-even live

Break-even rent $1,212

Max offer price $145,000

Occupancy floor 80%

Sensitivity live

Price	-10% $306	-5% $265	+0% $224	+5% $183	+10% $142
Rent	-10% $106	-5% $165	+0% $224	+5% $283	+10% $342
Rate	-1.0pp $297	-0.5pp $261	base $224	+0.5pp $186	+1.0pp $148

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: $36,250
• Closing costs: $4,350
• 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	45d	1	0.60mi

Listing history 10 events

1. 2026-04-24
   status Pending

   Show marketing remark (385 chars)

   Adorable home featuring newer windows, newer roof, newer AC, newer water heater, amazing yard, completely fenced with new aluminum fencing and an attached carport. There are 3 spacious bedrooms, hardwood floors, large kitchen with an attached pantry/mudroom leading to the back yard. The double lot has a pear tree and a fig tree and is all conveniently located to the hospital and MU.

2. 2026-04-24
   status Pending 385-char remark

   Show marketing remark (385 chars)

   Adorable home featuring newer windows, newer roof, newer AC, newer water heater, amazing yard, completely fenced with new aluminum fencing and an attached carport. There are 3 spacious bedrooms, hardwood floors, large kitchen with an attached pantry/mudroom leading to the back yard. The double lot has a pear tree and a fig tree and is all conveniently located to the hospital and MU.

3. 2026-04-20
   listed $145,000 Active
4. 2026-04-17
   listed $145,000 Active 385-char remark

   Show marketing remark (385 chars)

   Adorable home featuring newer windows, newer roof, newer AC, newer water heater, amazing yard, completely fenced with new aluminum fencing and an attached carport. There are 3 spacious bedrooms, hardwood floors, large kitchen with an attached pantry/mudroom leading to the back yard. The double lot has a pear tree and a fig tree and is all conveniently located to the hospital and MU.

5. 2023-06-16
   soldstatus $120,000
6. 2023-06-13
   soldstatus $120,000 405-char remark

   Show marketing remark (405 chars)

   Adorable home featuring new windows, new roof, new AC, new water heater, amazing yard, completely fenced with new aluminum, attached carport. There are 3 spacious bedrooms, hardwood floors, large kitchen with an attached mudroom leading to the back yard. The double lot has a pear tree, fig tree and two raised flower/garden boxes. All of this conveniently located to the hospital and Marshall University.

7. 2023-05-07
   listed $122,500 405-char remark

   Show marketing remark (405 chars)

   Adorable home featuring new windows, new roof, new AC, new water heater, amazing yard, completely fenced with new aluminum, attached carport. There are 3 spacious bedrooms, hardwood floors, large kitchen with an attached mudroom leading to the back yard. The double lot has a pear tree, fig tree and two raised flower/garden boxes. All of this conveniently located to the hospital and Marshall University.

8. 2020-09-24
   soldstatus $84,000
9. 2020-09-23
   soldstatus $84,000
10. 2020-08-28
    listed $90,000

ⓘ 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: $1,639 · $137/mo
• Projected year-2 tax: $1,639 · $137/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $17,940
• − Mortgage interest: −$8,122
• − Property taxes: −$1,639
• − Insurance: −$725
• − Repairs & maintenance: −$1,435
• − Management: −$1,435
• − Depreciation: −$4,218
• Taxable income: $365
• Est. tax owed @ 24.0%: −$88
• After-tax cash flow: $2,596/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): 7,164

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 (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 2% Black 2% Asian 1%
• Common ancestry: Lithuanian 1% Slovak 1% Italian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 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: ▼ -21.03%
• Current HPI: 168.2172
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+61.1% since first listed

10 events — show timeline

• 2026-04-24 Pending — AABOR
• 2026-04-24 Pending — HBRMLS
• 2026-04-20 Listed $145,000 AABOR
• 2026-04-17 Listed $145,000 HBRMLS
• 2023-06-16 Sold (Public Records) $120,000 Public Records
• 2023-06-13 Sold (MLS) $120,000 HBRMLS
• 2023-05-07 Listed $122,500 HBRMLS
• 2020-09-24 Sold (Public Records) $84,000 Public Records
• 2020-09-23 Sold (MLS) $84,000 HBRMLS
• 2020-08-28 Listed $90,000 HBRMLS

Property tax history

+7.8%/yr

Latest (2025): $1,639 · +10.9% YoY. Source: county tax records.