3002 Hughes St · Huntington, WV 25704

$145,000

3 bd · 1.0 ba · 1,497 sqft · SingleFamily public records · 28 Days on market

Built 1940 5,227 sqft lot Est $169k · 14% under

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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 +16.2/30.0
• ARV discount +13.9/15.0
• DSCR +5.0/10.0
• Livability +4.0/5.0
• 1% rule +3.6/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming freshly painted home located in the desirable Westmoreland area! Situated on a spacious double corner lot, this 3 bedroom, 2.5 bath home offers a wonderful combination of character, updates, and outdoor space. Inside, you’ll find beautiful hardwood flooring, generous room sizes, updated windows, and abundant natural light throughout. Recent improvements include a beautifully remodeled bathroom and added laundry room for modern convenience. The spacious living areas provide flexibility for entertaining, relaxing, or everyday living. Outside, enjoy the large fenced-in backyard perfect for pets, gatherings, gardening, or play. Additional features include off-stre

Key facts

• Double corner lot
• Remodeled bathroom
• Covered carport

Tags

• DOUBLE CORNER LOT
• REMODELED BATHROOM
• ADDED LAUNDRY ROOM
• LARGE FENCED-IN BACKYARD
• OFF-STREET PARKING
• COVERED CARPORT

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; 2 stories
• Construction: Vinyl siding; Shingle roof; Built with partial unfinished basement
• Exterior features: Patio; Porch; Chain link fencing; Level lot

Interior

• Kitchen: Dishwasher; Range; Oven; Refrigerator
• Flooring: Laminate; Vinyl; Wood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (natural gas); Central air; Window unit(s)
• Interior features: Dishwasher; Range; Oven; Refrigerator; Partial unfinished basement

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 $76 ($913/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (13.8% below list).
• Recommended offer: $125k (13.8% below list) — sets the bar for 1% rule.

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.
• Wayne County Schools (rural): math 25% / reading 38% proficiency, ranked #25 of 55 in WV (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Kellogg Elementary School (math 47% / reading 37%, grade F, #87 of 377 statewide, top 28%, 327 students, 0% FRL); Vinson Middle School (math 19% / reading 53%, grade F, #31 of 109 statewide, top 28%, 197 students, 0% FRL); Spring Valley High School (math 17% / reading 47%, grade F, #55 of 110 statewide, top 59%, 910 students, 0% FRL) — zoned schools average 0% FRL vs 46% district-wide (46 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 78 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 67 units permitted in Wayne County in 2024 (0 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.
• Wayne County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $63k; list at $145k implies a 130% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,000 (13.8% below list)

Questions for the listing agent

1. Built in 1940 — 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: 0.86% ✗
• Cap rate: 6.92%
• Cash-on-cash: 2.25%
• DSCR: 1.10
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $169,161
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3203 Bradley Rd	0.17mi	3/1.5	1,439 (-4%)	4mo	$163,500	$114	80
2971 Hughes St	0.03mi	3/1.0	1,296 (-13%)	2mo	$153,750	$119	74
3642 Piedmont Rd	0.45mi	3/2.0	1,509 (+1%)	0mo	$230,000	$152	73
282 Kentucky St	0.52mi	3/2.0	1,472 (-2%)	2mo	$166,000	$113	67
3214 Hughes St	0.15mi	2/2.0 (-1)	1,328 (-11%)	3mo	$192,000	$145	63
2834 Park Ave	0.20mi	3/2.5	1,653 (+10%)	9mo	$144,000	$87	60
227 32nd Street West St	0.35mi	4/2.0 (+1)	1,585 (+6%)	7mo	$180,000	$114	59
3115 Brandon Rd	0.26mi	2/1.0 (-1)	1,279 (-15%)	2mo	$135,000	$106	57
4123 Auburn Rd	0.74mi	3/2.0	1,552 (+4%)	1mo	$170,000	$110	55
331 Bernard St	0.72mi	3/2.0	1,544 (+3%)	5mo	$153,000	$99	53
3610 Hughes St	0.38mi	2/1.5 (-1)	1,300 (-13%)	8mo	$130,000	$100	47
2201 Washington Ave	0.73mi	3/1.5	1,664 (+11%)	8mo	$119,000	$72	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: -12.8%
• Equity multiple: 0.54×
• Total profit: $-18,687
• Equity at exit: $21,620

10-year hold

• IRR: -3.8%
• Equity multiple: 0.75×
• Total profit: $-10,181
• 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 25704

• Home prices YoY: -13.7%
• Active inventory: 78
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,250 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$91 /mo · $1,087/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $76

Break-even live

Break-even rent $1,154

Max offer price $145,000

Occupancy floor 89%

Sensitivity live

Price	-10% $158	-5% $117	+0% $76	+5% $35	+10% $-6
Rent	-10% $-23	-5% $27	+0% $76	+5% $125	+10% $175
Rate	-1.0pp $149	-0.5pp $113	base $76	+0.5pp $39	+1.0pp $0

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
457 Overby Rd Huntington, WV	3.0	1.5	1724	$1,250	$0.73	45d	1	1.47mi

Listing history 20 events

1. 2026-06-22
   days on market $145,000 Active 28 DOM
2. 2026-06-21
   days on market $145,000 Active 27 DOM
3. 2026-06-19
   days on market $145,000 Active 25 DOM
4. 2026-06-18
   days on market $145,000 Active 24 DOM
5. 2026-06-17
   days on market $145,000 Active 23 DOM
6. 2026-06-16
   days on market $145,000 Active 22 DOM
7. 2026-06-15
   days on market $145,000 Active 21 DOM
8. 2026-06-14
   days on market $145,000 Active 19 DOM
9. 2026-06-12
   days on market $145,000 Active 18 DOM
10. 2026-06-09
    days on market $145,000 Active 15 DOM
11. 2026-06-08
    days on market $145,000 Active 14 DOM
12. 2026-06-07
    days on market $145,000 Active 13 DOM
13. 2026-06-05
    days on market $145,000 Active 10 DOM
14. 2026-06-03
    days on market $145,000 Active 9 DOM
15. 2026-06-02
    days on market $145,000 Active 8 DOM
16. 2026-06-01
    days on market $145,000 Active 7 DOM
17. 2026-05-31
    days on market $145,000 Active 6 DOM
18. 2026-05-30
    days on market $145,000 Active 5 DOM
19. 2026-05-25
    listed $145,000 Active
20. 2018-02-09
    soldstatus $63,100

ⓘ 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: $1,087 · $91/mo
• Projected year-2 tax: $1,087 · $91/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 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,000
• − Mortgage interest: −$8,122
• − Property taxes: −$1,087
• − Insurance: −$725
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$4,218
• Taxable loss: −$1,553
• Est. tax savings @ 24.0%: +$373
• After-tax cash flow: $1,286/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: Wayne County Schools
• NCES district ID: 5401500
• Math proficiency: 25% ▼ -15.00%
• Reading proficiency: 38% ▼ -10.00%
• Median HH income: $36,283
• Composite: 26.08/100
• National rank: #7297
• State rank: #25 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): 14,413

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 38,267 people
• By 2030: 36,578 · -4.4%
• By 2040: 33,034 · -13.7%
• By 2050: 29,671 · -22.5%
• By 2075: 22,901 · -40.2%
• By 2100: 17,421 · -54.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Black 2%
• Common ancestry: Italian 3% Serbian 2% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Wayne

• 2024 margin: Solid R (+53.4) · D 22.4% · R 75.8% · Other 1.8%
• 2008→2024 swing: -35.1pp toward R · 2008: -18.2pp · 2024: -53.4pp
• All cycles: 2024: R+53.4 2020: R+50.1 2016: R+51.3 2012: R+27.0 2008: R+18.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -32.21%
• Current HPI: 202.1322
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+129.8% since first listed

2 events — show timeline

• 2026-05-25 Listed $145,000 HBRMLS
• 2018-02-09 Sold (Public Records) $63,100 Public Records

Property tax history

+9.3%/yr

Latest (2025): $1,087 · +7.2% YoY. Source: county tax records.