2923 Moreland Ave · Huntington, WV 25705

$119,000

4 bd · 1.5 ba · 1,040 sqft · SingleFamily public records · 4 Days on market

Built 1964 7,841 sqft lot Est $82k · 45% over

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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 +28.4/30.0
• DSCR +10.0/10.0
• 1% rule +6.6/10.0
• 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

Check out this super cute 4 bedroom, 2.5 bath brick rancher. Three bedrooms upstairs and a full bath. Downstairs has additional bedroom for 4th bedroom and a full bath. Downstairs also has a living room area and kitchen so could be used as another living space/mother-in-law suite. Outside sitting area for entertaining.

Key facts

• Brick rancher
• Kitchen
• Living room area

Tags

• BRICK RANCHER
• FULL BATH
• LIVING ROOM AREA
• KITCHEN
• OUTSIDE SITTING AREA

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; 2 stories
• Construction: Brick construction; Shingle roof
• Exterior features: Patio; Chain link fencing; Level to rolling slope lot

Interior

• Kitchen: Refrigerator; Oven
• Flooring: Laminate flooring; Carpet flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Insulated windows; Finished full basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $387 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Cap rate 10.2% 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; 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 $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $119,000

Questions for the listing agent

1. Built in 1964 — 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: 1.16% ✓
• Cap rate: 10.19%
• Cash-on-cash: 13.93%
• DSCR: 1.62
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $82,160
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2923 Moreland Ave	0.00mi	4/2.0	1,040 (0%)	0mo	$119,000	$114	98
2953 Jarrell St	0.28mi	4/1.5	1,074 (+3%)	11mo	$140,000	$130	72
417 Rotary Rd	0.31mi	3/1.0 (-1)	1,077 (+4%)	12mo	$85,000	$79	63
3067 Wallace Cir	0.42mi	3/1.0 (-1)	1,046 (+1%)	15mo	$32,500	$31	60
414 Rotary Rd	0.31mi	3/1.0 (-1)	1,085 (+4%)	15mo	$78,000	$72	59
2955 Shepard Dr	0.19mi	3/2.0 (-1)	936 (-10%)	21mo	$30,000	$32	50
1368 28th St	0.21mi	3/1.0 (-1)	1,160 (+12%)	23mo	$99,900	$86	44
3054 Wallace Cir	0.47mi	3/2.0 (-1)	912 (-12%)	13mo	$170,000	$186	40
2733 Washington Blvd	0.53mi	3/2.0 (-1)	1,176 (+13%)	10mo	$177,900	$151	38
112 Linden Cir	0.59mi	3/1.0 (-1)	1,183 (+14%)	19mo	$28,000	$24	26
1039 25th Street St	0.70mi	3/1.0 (-1)	910 (-12%)	21mo	$50,000	$55	22

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: 4.1%
• Equity multiple: 1.16×
• Total profit: $5,299
• Equity at exit: $17,743

10-year hold

• IRR: 13.6%
• Equity multiple: 2.08×
• Total profit: $36,119
• Equity at exit: $10,289

Cash invested: $33,320 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,376 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$27 /mo · $323/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $387

Break-even live

Break-even rent $887

Max offer price $119,000

Occupancy floor 67%

Sensitivity live

Price	-10% $454	-5% $421	+0% $387	+5% $353	+10% $319
Rent	-10% $278	-5% $332	+0% $387	+5% $441	+10% $496
Rate	-1.0pp $447	-0.5pp $417	base $387	+0.5pp $356	+1.0pp $325

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-01
   status Pending
2. 2026-04-27
   listed $119,000 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: $323 · $27/mo
• Projected year-2 tax: $702 · $59/mo
• Expected delta: +$379/yr (+$32/mo · 117.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 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: $16,517
• − Mortgage interest: −$6,666
• − Property taxes: −$323
• − Insurance: −$595
• − Repairs & maintenance: −$1,321
• − Management: −$1,321
• − Depreciation: −$3,462
• Taxable income: $2,829
• Est. tax owed @ 24.0%: −$679
• After-tax cash flow: $3,963/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

2 events — show timeline

• 2026-05-01 Pending — HBRMLS
• 2026-04-27 Listed $119,000 HBRMLS

Property tax history

-6.4%/yr

Latest (2025): $323 · +7.3% YoY. Source: county tax records.