1421 8th Ave · Huntington, WV 25701

$109,995

2 bd · 1.5 ba · 1,785 sqft · SingleFamily public records · 10 Days on market

Built 1925 Est $207k · 47% under

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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 +26.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +6.1/10.0
• 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

Great starter home for small family. Treat deck overlooks large back yard with shed. Mix of carpet and lvp flooring downstairs with carpeted upstairs bedroom. Master bedroom has a smaller room attached that would make a lovely nursery or office. Within walking distance from Marshall university and pharmacy school.

Key facts

• Built 1925
• Listed 9 days

Tags

• DECK OVERLOOKS LARGE BACK YARD
• MIX OF CARPET AND LVP FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 9.5% 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; 1 comparable units currently listed for rent nearby; 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 $760 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,995

Questions for the listing agent

1. Built in 1925 — 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: 1.11% ✓
• Cap rate: 9.55%
• Cash-on-cash: 11.63%
• DSCR: 1.52
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $207,060
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1333 14th St	0.52mi	3/1.0 (+1)	1,685 (-6%)	0mo	$113,141	$67	59
1917 17r 18th St	0.55mi	3/2.0 (+1)	1,885 (+6%)	1mo	$150,000	$80	58
1307 13th St	0.44mi	3/1.5 (+1)	1,568 (-12%)	2mo	$198,000	$126	53
1125 9th St	0.63mi	3/1.5 (+1)	1,944 (+9%)	0mo	$225,000	$116	51
1347 13th St	0.51mi	3/1.5 (+1)	1,640 (-8%)	10mo	$130,000	$79	49
1945 10th Ave Ave	0.63mi	3/2.0 (+1)	1,848 (+4%)	13mo	$215,000	$116	47
419 9th Street # 202 St	0.65mi	3/2.0 (+1)	1,602 (-10%)	7mo	$230,000	$144	40
1360 Neel St	0.54mi	3/1.5 (+1)	1,560 (-13%)	12mo	$185,000	$119	39
1212 10th St	0.57mi	3/2.5 (+1)	1,593 (-11%)	9mo	$185,000	$116	39
1830 Hall Ave	0.64mi	3/1.5 (+1)	1,520 (-15%)	3mo	$3,000	$2	38
936 20th St	0.68mi	2/1.5	1,536 (-14%)	10mo	$75,000	$49	37
1437 Edwards St	0.60mi	3/1.5 (+1)	2,033 (+14%)	10mo	$225,000	$111	35

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: 6.0%
• Equity multiple: 1.25×
• Total profit: $7,570
• Equity at exit: $16,401

10-year hold

• IRR: 19.2%
• Equity multiple: 2.95×
• Total profit: $60,143
• Equity at exit: $9,510

Cash invested: $30,799 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,216 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$39 /mo · $472/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $298

Break-even live

Break-even rent $838

Max offer price $109,995

Occupancy floor 70%

Sensitivity live

Price	-10% $361	-5% $330	+0% $298	+5% $267	+10% $236
Rent	-10% $202	-5% $250	+0% $298	+5% $347	+10% $395
Rate	-1.0pp $354	-0.5pp $326	base $298	+0.5pp $270	+1.0pp $241

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: $27,499
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	44d	1	1.41mi

Listing history 8 events

1. 2026-06-19
   days on market $109,995 Active 10 DOM
2. 2026-06-18
   days on market $109,995 Active 9 DOM
3. 2026-06-17
   days on market $109,995 Active 8 DOM
4. 2026-06-16
   days on market $109,995 Active 7 DOM
5. 2026-06-15
   days on market $109,995 Active 6 DOM
6. 2026-06-14
   days on market $109,995 Active 4 DOM
7. 2026-06-12
   remarks 315-char remark
8. 2026-06-12
   listed $109,995 Active 3 DOM

ⓘ 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: $472 · $39/mo
• Projected year-2 tax: $649 · $54/mo
• Expected delta: +$177/yr (+$15/mo · 37.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 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: $14,589
• − Mortgage interest: −$6,161
• − Property taxes: −$472
• − Insurance: −$550
• − Repairs & maintenance: −$1,167
• − Management: −$1,167
• − Depreciation: −$3,200
• Taxable income: $1,872
• Est. tax owed @ 24.0%: −$449
• After-tax cash flow: $3,133/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

1 event — show timeline

• 2026-06-09 Listed $109,995 FSBO.com

Property tax history

+4.6%/yr

Latest (2025): $472 · +10.9% YoY. Source: county tax records.