421 26th St · Huntington, WV 25703

$69,000

3 bd · 1.0 ba · 1,310 sqft · SingleFamily public records · 54 Days on market

Built 1927 3,485 sqft lot Est $126k · 45% under

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Why this score? — see what drove the A- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.5/10.0
• Livability +4.0/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 2-story home is in a great location behind Hoops Family Field Soccer Complex and minutes from Marshall University! This 3-bed, 2-bath home with one bath on the main floor would be perfect for an investor to add to their portfolio or someone looking to do a little bit of TLC and make it their own.

Key facts

• 3,485 sq ft lot
• Built 1927
• Listed 53 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $617 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $67k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.0% vs local median 6.4% 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: Highlawn Elementary School (math 27% / reading 22%, grade F, #287 of 377 statewide, top 85%, 325 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: 16 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 61 units permitted in Cabell County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($477 loan paydown + $3k appreciation (4.9% local appreciation)).
• At projected returns (4.9% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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 $48k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 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 1927 — 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: 2.02% ✓
• Cap rate: 17.03%
• Cash-on-cash: 38.34%
• DSCR: 2.71
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $125,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2741 4th Ave	0.32mi	3/1.0	1,300 (-1%)	2mo	$104,000	$80	82
2712 Highlawn Ave	0.24mi	3/1.0	1,426 (+9%)	2mo	$129,000	$90	72
2709 4th Ave	0.23mi	2/1.0 (-1)	1,344 (+3%)	10mo	$126,000	$94	71
2783 Emmons Ave	0.63mi	3/1.0	1,304 (-0%)	1mo	$150,000	$115	69
2530 Collis Ave	0.25mi	3/1.5	1,176 (-10%)	4mo	$100,000	$85	66
2633 4th Avenue Ave	0.08mi	3/1.0	1,490 (+14%)	11mo	$100,000	$67	64
351 Slater Ct	0.25mi	3/1.5	1,133 (-14%)	2mo	$113,900	$101	62
53 26th St	0.35mi	3/1.5	1,188 (-9%)	6mo	$194,900	$164	62
2856 Overlook Dr	0.71mi	3/2.0	1,276 (-3%)	8mo	$141,500	$111	52
626 Chesapeake St	0.69mi	3/2.0	1,385 (+6%)	10mo	$149,000	$108	46
2957 4th Ave	0.70mi	2/1.5 (-1)	1,248 (-5%)	9mo	$120,000	$96	45
916 23rd St	0.67mi	3/2.0	1,143 (-13%)	1mo	$106,900	$94	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.91% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 46.7%
• Equity multiple: 3.84×
• Total profit: $54,885
• Equity at exit: $38,723

10-year hold

• IRR: 44.6%
• Equity multiple: 7.84×
• Total profit: $132,160
• Equity at exit: $66,520

Cash invested: $19,320 (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 25703

• Home prices YoY: 3.0%
• Active inventory: 16
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,392 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$92 /mo · $1,102/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $617

Break-even live

Break-even rent $611

Max offer price $69,000

Occupancy floor 51%

Sensitivity live

Price	-10% $656	-5% $637	+0% $617	+5% $598	+10% $578
Rent	-10% $507	-5% $562	+0% $617	+5% $672	+10% $727
Rate	-1.0pp $652	-0.5pp $635	base $617	+0.5pp $599	+1.0pp $581

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.37mi
1739 6th Ave Huntington, WV	1.0–2.0	1.0	825	$925	$1.12	45d	1	1.01mi

Listing history 19 events

1. 2026-06-21
   days on market $69,000 Active 54 DOM
2. 2026-06-19
   days on market $69,000 Active 52 DOM
3. 2026-06-18
   days on market $69,000 Active 51 DOM
4. 2026-06-17
   days on market $69,000 Active 50 DOM
5. 2026-06-16
   days on market $69,000 Active 49 DOM
6. 2026-06-15
   days on market $69,000 Active 48 DOM
7. 2026-06-14
   days on market $69,000 Active 46 DOM
8. 2026-06-12
   days on market $69,000 Active 45 DOM
9. 2026-06-09
   days on market $69,000 Active 42 DOM
10. 2026-06-09
    status $69,000 Active 41 DOM
11. 2026-04-09
    status Pending

    Show marketing remark (302 chars)

    This 2-story home is in a great location behind Hoops Family Field Soccer Complex and minutes from Marshall University! This 3-bed, 2-bath home with one bath on the main floor would be perfect for an investor to add to their portfolio or someone looking to do a little bit of TLC and make it their own.

12. 2026-04-09
    status Pending 302-char remark

    Show marketing remark (302 chars)

    This 2-story home is in a great location behind Hoops Family Field Soccer Complex and minutes from Marshall University! This 3-bed, 2-bath home with one bath on the main floor would be perfect for an investor to add to their portfolio or someone looking to do a little bit of TLC and make it their own.

13. 2026-02-25
    listed $69,000 Active

    Show marketing remark (302 chars)

    This 2-story home is in a great location behind Hoops Family Field Soccer Complex and minutes from Marshall University! This 3-bed, 2-bath home with one bath on the main floor would be perfect for an investor to add to their portfolio or someone looking to do a little bit of TLC and make it their own.

14. 2026-02-25
    listed $69,000 Active 302-char remark

    Show marketing remark (302 chars)

    This 2-story home is in a great location behind Hoops Family Field Soccer Complex and minutes from Marshall University! This 3-bed, 2-bath home with one bath on the main floor would be perfect for an investor to add to their portfolio or someone looking to do a little bit of TLC and make it their own.

15. 2026-01-21
    price $69,000
16. 2025-11-10
    listed $75,000 Active
17. 2024-11-01
    price $96,000
18. 2024-09-27
    listed $118,000 Active
19. 2023-02-02
    soldstatus $48,000

ⓘ 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: $1,102 · $92/mo
• Projected year-2 tax: $1,102 · $92/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 6/10 Major FEMA zone X · 67% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 20 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: $16,704
• − Mortgage interest: −$3,865
• − Property taxes: −$1,102
• − Insurance: −$345
• − Repairs & maintenance: −$1,336
• − Management: −$1,336
• − Depreciation: −$2,007
• Taxable income: $6,712
• Est. tax owed @ 24.0%: −$1,611
• After-tax cash flow: $5,796/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): 4,598
• Household income: $24,139
• Rent vs Own: 83.4% rent · 16.6% own
• Severe rent burden: 813.0

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 9% Two or more races 6% Asian 2% Hispanic / Latino 1%
• Common ancestry: Slovak 3% Romanian 1% Lithuanian 1%
• Foreign-born: 2% · Philippines, Canada, China
• Languages at home: 98% 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: ▲ 4.91%
• Current HPI: 166.7429
• Rent YoY: —
• Metro: Huntington-Ashland, WV-KY-OH
• State GDP YoY: —
• F500 in state: 0

Price history

+43.8% since first listed

9 events — show timeline

• 2026-04-09 Pending — KVBOR
• 2026-04-09 Pending — HBRMLS
• 2026-02-25 Listed $69,000 HBRMLS
• 2026-02-25 Listed $69,000 KVBOR
• 2026-01-21 Price Changed $69,000 KVBOR
• 2025-11-10 Listed $75,000 KVBOR
• 2024-11-01 Price Changed $96,000 KVBOR
• 2024-09-27 Listed $118,000 KVBOR
• 2023-02-02 Sold (Public Records) $48,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $1,102 · +7.6% YoY. Source: county tax records.