1319 Green Valley Rd · Huntington, WV 25701

$151,500

3 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 21 Days on market

Built 1969 10,454 sqft lot

---

Why this score? — see what drove the D 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 +12.0/30.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Livability +4.0/5.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

THIS COUNTRY HOME IS WARM, COZY AND INVITING. THE LIVING ROOM HAS SOFT NEUTRAL CARPETING, A WHITE GAS FIREPLACE AND A LARGE WINDOW FLANKING THE FRONT WALL ALLOWING THE FLOODING OF SUNSHINE. BEHIND THE LIVING ROOM IS A LARGE EAT IN KITCHEN SPORTING A LARGE BANK OF CABINETRY WITH WHITE COUNTER TOPS, WHITE BRICK BACKSPLASH, WHITE OVEN RANGE, A MICROWAVE OVEN, WHITE LIGHTED VENT, A WHITE DOOR OPENING TO A PANTRY AND DOUBLE DOOR OPENING TO THE WASHER AND DRYER. TO THE LEFT OF THE KITCHEN IS THE REFRIGERATOR AND ACCESS TO THE GARAGE. DOWN THE HALL YOU WILL FIND 3 BEDROOMS WITH CREAMY BEIGE CARPETING AND A FULL BATH WITH VANITY AND TUB. THE FRONT OF THIS HOME HAS A PORCH AND ALONG THE REAR OF THIS

Key facts

• Large eat in kitchen
• Microwave oven
• Gas fireplace

Tags

• GAS FIREPLACE
• LARGE EAT IN KITCHEN
• LARGE BANK OF CABINETRY
• WHITE BRICK BACKSPLASH
• WHITE OVEN RANGE
• MICROWAVE OVEN

Property features AI

Exterior

• Parking: Attached garage with garage door opener; Off-street parking; 1 garage space
• Utilities: Public water
• Home design: Single family residence; Residential property; One story
• Construction: Aluminum siding; Shingle roof
• Exterior features: Deck; Porch; Level to sloped lot

Interior

• Kitchen: Range; Oven
• Flooring: Tile; Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (Natural Gas); Central air conditioning
• Interior features: Range and oven included; Tile and carpet flooring; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $152k.

Deal economics

• At list price, monthly cash flow is $-37 ($-446/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (3.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (15.6% below list).
• Recommended offer: $128k (15.6% 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.
• 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: Hite Saunders Elementary School (math 57% / reading 52%, grade C, #29 of 377 statewide, top 10%, 197 students, 0% FRL); Huntington Middle School (math 21% / reading 35%, grade F, #66 of 109 statewide, top 63%, 647 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: Rents rising fast (+10.6%/yr); 127 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($149k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,830 (15.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1969 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.84% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.05%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -12.6%
• Equity multiple: 0.53×
• Total profit: $-20,139
• Equity at exit: $22,589

10-year hold

• IRR: 2.8%
• Equity multiple: 1.24×
• Total profit: $10,244
• Equity at exit: $13,099

Cash invested: $42,420 (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 25701

• Home prices YoY: -8.7%
• Rents YoY: 10.6%
• Active inventory: 127
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,278 medium
• Mortgage (P&I): −$794
• Tax est. 1.5%: −$189 /mo · $2,272/yr
• Insurance: −$63
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $-37

Break-even live

Break-even rent $1,325

Max offer price $146,128

Occupancy floor 98%

Sensitivity live

Price	-10% $68	-5% $15	+0% $-37	+5% $-89	+10% $-142
Rent	-10% $-138	-5% $-88	+0% $-37	+5% $13	+10% $64
Rate	-1.0pp $39	-0.5pp $1	base $-37	+0.5pp $-76	+1.0pp $-116

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: $37,875
• Closing costs: $4,545
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-05
   status Pending
2. 2026-04-14
   listed $151,500 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 19 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: $15,340
• − Mortgage interest: −$8,486
• − Property taxes: −$2,272
• − Insurance: −$758
• − Repairs & maintenance: −$1,227
• − Management: −$1,227
• − Depreciation: −$4,407
• Taxable loss: −$3,038
• Est. tax savings @ 24.0%: +$729
• After-tax cash flow: $284/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

• County: Cabell County · 30,893 people
• City population: 25,795
• Metro: Huntington-Ashland, WV-KY-OH
• Population (ZIP): 21,197
• Household income: $56,292
• Rent vs Own: 41.2% rent · 58.8% own
• Severe rent burden: 1186.0

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 8% Two or more races 6% Hispanic / Latino 2% Asian 2%
• Common ancestry: Slovak 4% Italian 2% Serbian 2%
• Foreign-born: 2% · China
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1% Chinese 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: ▼ -19.39%
• Current HPI: 202.9629
• Rent YoY: ▲ 10.58%
• Metro: Huntington-Ashland, WV-KY-OH
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-05-05 Pending — HBRMLS
• 2026-04-14 Listed $151,500 HBRMLS

Property tax history

+5.7%/yr

Latest (2025): $218 · +11.7% YoY. Source: county tax records.