312 Davis St · Huntington, WV 25705

$89,850

2 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 27 Days on market

Built 1920 3,049 sqft lot Est $103k · 13% under ↓ 10% since listing

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Why this score? — see what drove the C+ 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 +24.8/30.0
• ARV discount +13.2/15.0
• DSCR +8.0/10.0
• 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
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming and well-maintained two-story home offering an incredible opportunity at an affordable price point. Tucked along a modest street, this property truly stands out as a hidden gem, showcasing pride of ownership and thoughtful updates throughout. Inside, you will find a warm and inviting layout featuring a comfortable living area, a functional kitchen with ample cabinetry, and a bright dining space. Natural light fills the home, highlighting the clean, neutral finishes and attractive hardwood flooring. Upstairs offers two nicely sized bedrooms and a full bathroom, along with an additional room that does not have a closet but provides flexible space ideal for a home offi

Key facts

• 3,049 sq ft lot
• Built 1920
• Listed 27 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property; 2 stories
• Construction: Vinyl siding; Metal roof
• Exterior features: Porch; Wood fencing; Level 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; Vinyl and wood flooring; Central heating (natural gas) and central air conditioning

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $190 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($925 rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.8% 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: 163 active listings in the ZIP; 2 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 $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.

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 $88,502 (1.5% below list)

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. 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: 1.03% ✓
• Cap rate: 8.83%
• Cash-on-cash: 9.07%
• DSCR: 1.40
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $102,960
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
174 Oney Ave	0.10mi	2/1.0	1,030 (-1%)	14mo	$29,000	$28	82
117 Morris St	0.35mi	2/1.0	1,008 (-3%)	6mo	$50,000	$50	74
280 S Walnut St	0.50mi	2/1.5	1,043 (+0%)	7mo	$82,500	$79	68
1209 26th St	0.37mi	2/1.0	940 (-10%)	8mo	$100,000	$106	60
417 Rotary Rd	0.42mi	3/1.0 (+1)	1,077 (+4%)	12mo	$85,000	$79	60
402 Rotary Rd	0.43mi	2/1.0	1,101 (+6%)	13mo	$108,500	$99	59
334 Locust St	0.66mi	2/1.0	1,092 (+5%)	13mo	$78,000	$71	50
113 Allen Ave	0.52mi	3/1.0 (+1)	941 (-10%)	6mo	$143,900	$153	50
111 Allen Ave	0.52mi	3/1.0 (+1)	941 (-10%)	10mo	$150,000	$159	47
334 Gallaher St	0.70mi	2/1.0	1,176 (+13%)	2mo	$135,900	$116	44
916 23rd St	0.71mi	3/2.0 (+1)	1,143 (+10%)	0mo	$106,900	$94	41
2733 Washington Blvd	0.45mi	3/2.0 (+1)	1,176 (+13%)	10mo	$177,900	$151	39

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: -2.6%
• Equity multiple: 0.90×
• Total profit: $-2,479
• Equity at exit: $13,397

10-year hold

• IRR: 7.0%
• Equity multiple: 1.53×
• Total profit: $13,298
• Equity at exit: $7,769

Cash invested: $25,158 (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: 8.1×

Monthly cashflow live

• Estimated rent: $925 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$32 /mo · $383/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $190

Break-even live

Break-even rent $684

Max offer price $89,850

Occupancy floor 74%

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: $22,462
• Closing costs: $2,696
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1739 6th Ave Huntington, WV	1.0–2.0	1.0	825	$925	$1.12	44d	1	1.32mi
2489 1st Ave Unit 101 A Huntington, WV	1.0	1.0	750	$925	$1.23	44d	1	1.43mi

Listing history 3 events

1. 2026-05-11
   status Pending
2. 2026-05-02
   price $89,850
3. 2026-04-14
   listed $100,000 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: $383 · $32/mo
• Projected year-2 tax: $530 · $44/mo
• Expected delta: +$147/yr (+$12/mo · 38.5%)

ⓘ 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 5/10 Major 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: $11,100
• − Mortgage interest: −$5,033
• − Property taxes: −$383
• − Insurance: −$449
• − Repairs & maintenance: −$888
• − Management: −$888
• − Depreciation: −$2,614
• Taxable income: $845
• Est. tax owed @ 24.0%: −$203
• After-tax cash flow: $2,080/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): 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

-10.2% since first listed

3 events — show timeline

• 2026-05-11 Pending — HBRMLS
• 2026-05-02 Price Changed $89,850 HBRMLS
• 2026-04-14 Listed $100,000 HBRMLS

Property tax history

-4.0%/yr

Latest (2025): $383 · +8.2% YoY. Source: county tax records.