272 S Walnut St · Huntington, WV 25705

$99,900

3 bd · 1.5 ba · 1,155 sqft · SingleFamily public records · 14 Days on market

Built 1920 3,920 sqft lot Est $151k · 34% under

---

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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• 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 MLS

Nicely updated home with detached garage and carport accessed by alley. New stainless steel kitchen appliances. Freshly painted and new carpet throughout. Laminate and tile floor coverings. Baths and kitchen updated. New forced air furnace-2022.

Key facts

• Formal dining room
• Spacious kitchen
• Parking pad

Tags

• CONVERTED PORCH
• FORMAL DINING ROOM
• SPACIOUS KITCHEN
• DETACHED GARAGE
• WORKSHOP
• PARKING PAD

Property features AI

Exterior

• Parking: Detached garage; Off-street parking; On-street parking; Garage door opener
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single family residence; Single-story
• Construction: Vinyl siding construction
• Exterior features: Shingle roof; Level to sloped lot; Workshop

Interior

• Kitchen: Dishwasher; Range; Oven; Refrigerator
• Flooring: Laminate; Vinyl; Carpet
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Dishwasher; Dryer; Range; Oven; Refrigerator; Washer; Crawl space basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $442 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 11.6% 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: 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.
• Zoned schools: Spring Hill Elementary School (math 17% / reading 22%, grade F, #350 of 377 statewide, top 95%, 381 students, 0% FRL); Huntington East Middle School (math 18% / reading 32%, grade F, #81 of 109 statewide, top 76%, 585 students, 0% FRL); Huntington High School (math 26% / reading 50%, grade F, #31 of 110 statewide, top 28%, 1,704 students, 0% FRL) — zoned schools average 0% FRL vs 47% district-wide (47 pts lower); this property's tenant base skews higher-income than the district average.
• 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 $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $15k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $84k; 19% 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.

Recommended offer $99,900

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: 1.37% ✓
• Cap rate: 11.61%
• Cash-on-cash: 18.98%
• DSCR: 1.84
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $151,305
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
334 Gallaher St	0.24mi	2/1.0 (-1)	1,176 (+2%)	2mo	$135,900	$116	77
280 S Walnut St	0.01mi	2/1.5 (-1)	1,043 (-10%)	7mo	$82,500	$79	72
225 Green Oak Dr	0.30mi	3/2.0	1,200 (+4%)	10mo	$170,000	$142	70
200 S Walnut St	0.14mi	3/2.0	1,253 (+8%)	11mo	$166,500	$133	68
2733 Washington Blvd	0.50mi	3/2.0	1,176 (+2%)	10mo	$177,900	$151	63
129 North Ter	0.36mi	3/1.5	1,304 (+13%)	1mo	$140,500	$108	60
29 S Queens Ct	0.37mi	3/1.0	1,025 (-11%)	3mo	$129,000	$126	60
306 Davis St	0.51mi	3/1.5	1,232 (+7%)	11mo	$71,900	$58	56
2248 Cherry Ave	0.41mi	3/1.0	1,272 (+10%)	10mo	$220,000	$173	54
257 Forest Rd	0.41mi	3/1.5	1,302 (+13%)	12mo	$170,000	$131	50
402 Forest Rd	0.47mi	4/2.0 (+1)	1,040 (-10%)	8mo	$161,500	$155	48
117 Morris St	0.63mi	2/1.0 (-1)	1,008 (-13%)	6mo	$50,000	$50	38

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: 10.8%
• Equity multiple: 1.43×
• Total profit: $11,973
• Equity at exit: $14,895

10-year hold

• IRR: 19.9%
• Equity multiple: 2.67×
• Total profit: $46,653
• Equity at exit: $8,638

Cash invested: $27,972 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,365 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$71 /mo · $847/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $442

Break-even live

Break-even rent $805

Max offer price $99,900

Occupancy floor 63%

Sensitivity live

Price	-10% $499	-5% $471	+0% $442	+5% $414	+10% $386
Rent	-10% $335	-5% $388	+0% $442	+5% $496	+10% $550
Rate	-1.0pp $493	-0.5pp $468	base $442	+0.5pp $416	+1.0pp $390

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $99,900 Active 14 DOM
2. 2026-06-18
   days on market $99,900 Active 13 DOM
3. 2026-06-17
   days on market $99,900 Active 12 DOM
4. 2026-06-16
   days on market $99,900 Active 11 DOM
5. 2026-06-15
   days on market $99,900 Active 10 DOM
6. 2026-06-14
   days on market $99,900 Active 8 DOM
7. 2026-06-12
   pricestatusdays on market $99,900 Active 7 DOM
8. 2026-06-05
   statusdays on market $109,900 Pending 6 DOM
9. 2026-06-03
   days on market $109,900 Active 5 DOM
10. 2026-06-02
    days on market $109,900 Active 4 DOM
11. 2026-06-01
    days on market $109,900 Active 3 DOM
12. 2026-05-31
    days on market $109,900 Active 2 DOM
13. 2026-05-12
    price $109,900
14. 2026-04-28
    price $113,900
15. 2026-04-16
    status Active
16. 2026-04-14
    status Pending
17. 2026-04-07
    listed $114,900 Active
18. 2022-04-27
    soldstatus $83,600
19. 2022-04-26
    soldstatus $83,600 245-char remark

    Show marketing remark (245 chars)

    Nicely updated home with detached garage and carport accessed by alley. New stainless steel kitchen appliances. Freshly painted and new carpet throughout. Laminate and tile floor coverings. Baths and kitchen updated. New forced air furnace-2022.

20. 2022-03-08
    listed $89,900 245-char remark

    Show marketing remark (245 chars)

    Nicely updated home with detached garage and carport accessed by alley. New stainless steel kitchen appliances. Freshly painted and new carpet throughout. Laminate and tile floor coverings. Baths and kitchen updated. New forced air furnace-2022.

ⓘ 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: $847 · $71/mo
• Projected year-2 tax: $847 · $71/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 3/10 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: $16,381
• − Mortgage interest: −$5,596
• − Property taxes: −$847
• − Insurance: −$500
• − Repairs & maintenance: −$1,310
• − Management: −$1,310
• − Depreciation: −$2,906
• Taxable income: $3,912
• Est. tax owed @ 24.0%: −$939
• After-tax cash flow: $4,369/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

+22.2% since first listed

8 events — show timeline

• 2026-05-12 Price Changed $109,900 HBRMLS
• 2026-04-28 Price Changed $113,900 HBRMLS
• 2026-04-16 Relisted — HBRMLS
• 2026-04-14 Pending — HBRMLS
• 2026-04-07 Listed $114,900 HBRMLS
• 2022-04-27 Sold (Public Records) $83,600 Public Records
• 2022-04-26 Sold (MLS) $83,600 HBRMLS
• 2022-03-08 Listed $89,900 HBRMLS

Property tax history

+4.0%/yr

Latest (2025): $847 · -0.2% YoY. Source: county tax records.