1552 54 6th Ave · Huntington, WV 25701

$119,900

6 bd · 3.0 ba · 3,266 sqft · MultiFamily · 3 Days on market

Built 1900 Poor condition 4,356 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Livability +4.0/5.0
• Schools +3.0/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Amazing investment opportunity a short distance from Marshall University and downtown. This large duplex boasts 3 bedrooms per unit, with a third floor flex space that could be converted into a 4th bedroom. With some TLC, the earning potential is tremendous.

Key facts

• 4,356 sq ft lot
• Built 1900
• Listed 3 days

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.5-bath units multifamily listed at $120k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive. Per door: $677/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $120k).
• Cap rate 19.9% 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: 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).
• At $2,764/mo this rent would consume 59% of the median local household income ($56k/yr) (locally 1186% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $34k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,900

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.31% ✓
• Cap rate: 19.85%
• Cash-on-cash: 48.43%
• DSCR: 3.15
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $388,654
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1628 6th Ave	0.06mi	6/6.0	3,120 (-4%)	21mo	$370,000	$119	60
910 9th Ave	0.70mi	5/3.0 (-1)	2,879 (-12%)	3mo	$208,000	$72	40

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 51.5%
• Equity multiple: 3.43×
• Total profit: $81,518
• Equity at exit: $17,877

10-year hold

• IRR: 58.9%
• Equity multiple: 8.41×
• Total profit: $248,759
• Equity at exit: $10,367

Cash invested: $33,572 (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: 7.2×

Monthly cashflow live

• Estimated rent: $2,764 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$580
• Net cashflow: $1,355

Break-even live

Break-even rent $1,049

Max offer price $119,900

Occupancy floor 46%

Sensitivity live

Price	-10% $1,438	-5% $1,396	+0% $1,355	+5% $1,314	+10% $1,272
Rent	-10% $1,137	-5% $1,246	+0% $1,355	+5% $1,464	+10% $1,573
Rate	-1.0pp $1,415	-0.5pp $1,385	base $1,355	+0.5pp $1,324	+1.0pp $1,292

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$2,764
Total (2 units)			$2,764

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-03-20
   status Pending
2. 2026-03-17
   listed $119,900 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°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: $33,168
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$2,653
• − Management: −$2,653
• − Depreciation: −$3,488
• Taxable income: $15,259
• Est. tax owed @ 24.0%: −$3,662
• After-tax cash flow: $12,597/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.

Condition & rehab AI · 7 photos

Poor 20/100 Extensive rehab

This abandoned multi-family property requires extensive renovation and maintenance to become move-in ready. Immediate repairs to boarded-up windows and doors are necessary for entry. Renovating the abandoned bathrooms and kitchen, updating the interior walls and paint, and upgrading the HVAC system would significantly increase its resale and rental value.

Repairs flagged

• Major Boarded-up windows — Prevents entry and ventilation.
• Major Boarded-up doors — Prevents entry and ventilation.
• Major Abandoned bathrooms — Needs complete renovation and cleaning.
• Major Abandoned kitchen — Needs complete renovation and cleaning.
• Major Abandoned interior walls/paint — Needs complete renovation and cleaning.
• Major Abandoned HVAC/mechanicals — Needs complete inspection and repair.
• Major Abandoned landscaping — Needs complete landscaping and maintenance.

Value-add opportunities

• Both Boarded-up windows and doors — Opening these up would allow for immediate entry and inspection.
• Both Abandoned bathrooms and kitchen — Renovating these spaces would increase both resale and rental value.
• Both Abandoned interior walls/paint — Painting and updating the interior would enhance the home's appeal.
• Both Abandoned HVAC/mechanicals — Upgrading the HVAC system would improve comfort and energy efficiency.
• Both Abandoned landscaping — Landscaping and curb appeal improvements would attract potential buyers/tenants and increase property value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Boarded-up windows · Prevents entry and ventilation.	Major	$15,000–50,000
Boarded-up doors · Prevents entry and ventilation.	Major	$15,000–50,000
Abandoned bathrooms · Needs complete renovation and cleaning.	Major	$15,000–50,000
Abandoned kitchen · Needs complete renovation and cleaning.	Major	$15,000–50,000
Abandoned interior walls/paint · Needs complete renovation and cleaning.	Major	$15,000–50,000
Abandoned HVAC/mechanicals · Needs complete inspection and repair.	Major	$15,000–50,000
Abandoned landscaping · Needs complete landscaping and maintenance.	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both Boarded-up windows and doors — Opening these up would allow for immediate entry and inspection. ↑
• Both Abandoned bathrooms and kitchen — Renovating these spaces would increase both resale and rental value. ↑
• Both Abandoned interior walls/paint — Painting and updating the interior would enhance the home's appeal. ↑
• Both Abandoned HVAC/mechanicals — Upgrading the HVAC system would improve comfort and energy efficiency. ↑
• Both Abandoned landscaping — Landscaping and curb appeal improvements would attract potential buyers/tenants and increase property value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 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

• 2026-03-20 Pending — HBRMLS
• 2026-03-17 Listed $119,900 HBRMLS