1902 Enslow Ave · Huntington, WV 25701

$40,000

3 bd · 2.0 ba · 1,608 sqft · SingleFamily public records · 104 Days on market

Built 1948 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 +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Attention investors: This 3 bed, 2 bath block home situated in close proximity to Cabell/Huntington hospital & Marshall University is bursting with potential. The property features an attached one car garage, central heat, a large front fenced yard, alley access, main-level primary bedroom, hardwood under some carpets, an unfinished basement and a covered front porch.

Key facts

• Alley access
• Covered front porch
• Unfinished basement

Tags

• ATTACHED ONE CAR GARAGE
• LARGE FRONT FENCED YARD
• ALLEY ACCESS
• MAIN-LEVEL PRIMARY BEDROOM
• UNFINISHED BASEMENT
• COVERED FRONT PORCH

Property features AI

Exterior

• Parking: Attached garage (1 car); Basement access to garage
• Utilities: Public water; Public sewer; Cable available
• Home design: Two-story single family residence; Residential property
• Construction: Block construction
• Exterior features: Front porch; Composition shingle roof

Interior

• Flooring: Carpet; Hardwood; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Partial basement; 8 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $796 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $36k (9.0% below list) — sets the bar for market timing.
• Cap rate 30.2% 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: Meadows Elementary School (math 32% / reading 42%, grade F, #130 of 377 statewide, top 39%, 250 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 $277 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($36k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $36,400 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 3.40% ✓
• Cap rate: 30.16%
• Cash-on-cash: 85.24%
• DSCR: 4.79
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $168,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1953 Underwood Ave	0.07mi	3/2.0	1,655 (+3%)	3mo	$143,344	$87	89
1666 Glenway Ln	0.34mi	3/2.0	1,534 (-5%)	1mo	$179,000	$117	76
1830 Hall Ave	0.43mi	3/1.5	1,520 (-6%)	3mo	$3,000	$2	67
1536 18th St	0.28mi	3/2.0	1,428 (-11%)	4mo	$103,000	$72	65
86 Fairfax Dr	0.65mi	3/1.5	1,575 (-2%)	1mo	$165,850	$105	63
1334 Enslow Blvd	0.66mi	3/2.0	1,644 (+2%)	6mo	$155,500	$95	61
2050 Donald Ave	0.68mi	3/2.0	1,574 (-2%)	6mo	$170,000	$108	60
1333 14th St	0.65mi	3/1.0	1,685 (+5%)	0mo	$113,141	$67	57
1739 Doulton Ave	0.62mi	4/2.0 (+1)	1,530 (-5%)	3mo	$144,900	$95	55
1822 16th Street Road Rd	0.44mi	2/1.5 (-1)	1,784 (+11%)	6mo	$190,000	$107	49
24 Fairfax Dr	0.61mi	3/2.0	1,788 (+11%)	6mo	$233,000	$130	48
1502 Washington Blvd	0.60mi	3/2.0	1,390 (-14%)	5mo	$187,000	$135	45

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: 91.3%
• Equity multiple: 5.59×
• Total profit: $51,391
• Equity at exit: $5,964

10-year hold

• IRR: 95.3%
• Equity multiple: 13.75×
• Total profit: $142,772
• Equity at exit: $3,458

Cash invested: $11,200 (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: 2.5×

Monthly cashflow live

• Estimated rent: $1,359 medium
• Mortgage (P&I): −$210
• Tax from tax record: −$52 /mo · $621/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $796

Break-even live

Break-even rent $352

Max offer price $40,000

Occupancy floor 36%

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $40,000 Active 104 DOM
2. 2026-06-18
   days on market $40,000 Active 103 DOM
3. 2026-06-17
   days on market $40,000 Active 102 DOM
4. 2026-06-16
   days on market $40,000 Active 101 DOM
5. 2026-06-15
   days on market $40,000 Active 100 DOM
6. 2026-06-14
   days on market $40,000 Active 98 DOM
7. 2026-06-12
   days on market $40,000 Active 97 DOM
8. 2026-06-09
   days on market $40,000 Active 94 DOM
9. 2026-06-08
   days on market $40,000 Active 93 DOM
10. 2026-06-07
    days on market $40,000 Active 92 DOM
11. 2026-06-05
    days on market $40,000 Active 89 DOM
12. 2026-06-03
    days on market $40,000 Active 88 DOM
13. 2026-06-02
    days on market $40,000 Active 87 DOM
14. 2026-06-01
    days on market $40,000 Active 86 DOM
15. 2026-05-31
    days on market $40,000 Active 85 DOM
16. 2026-05-30
    days on market $40,000 Active 84 DOM
17. 2026-03-23
    status Active
18. 2026-03-05
    status Pending
19. 2026-02-17
    listed $40,000 Active

ⓘ 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: $621 · $52/mo
• Projected year-2 tax: $621 · $52/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: $16,309
• − Mortgage interest: −$2,241
• − Property taxes: −$621
• − Insurance: −$200
• − Repairs & maintenance: −$1,305
• − Management: −$1,305
• − Depreciation: −$1,164
• Taxable income: $9,475
• Est. tax owed @ 24.0%: −$2,274
• After-tax cash flow: $7,272/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): 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

3 events — show timeline

• 2026-03-23 Relisted — KVBOR
• 2026-03-05 Pending — KVBOR
• 2026-02-17 Listed $40,000 KVBOR

Property tax history

+3.8%/yr

Latest (2025): $621 · +16.7% YoY. Source: county tax records.