618 Buffington St · Huntington, WV 25702

$79,000

2 bd · 1.0 ba · 828 sqft · SingleFamily public records · 20 Days on market

Built 1955 Est $57k · 38% over

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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 +25.3/30.0
• DSCR +8.4/10.0
• 1% rule +5.9/10.0
• Livability +4.0/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Huntington, WV 2 bedroom 1 bath , fenced yard

Key facts

• Alley access
• Central heat
• City water

Tags

• FLAT EASY TO MAINTAIN YARD
• ALLEY ACCESS
• CENTRAL HEAT
• CITY WATER
• NATURAL GAS
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $181 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($860 rent vs $79k).
• Recommended offer: $78k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% 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: 32 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 $546 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago 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.
• Current owner paid $37k; list at $79k implies a 114% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $77,815 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — 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: 1.09% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.79%
• DSCR: 1.44
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $57,132
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
523 Richmond St	0.15mi	3/1.5 (+1)	864 (+4%)	10mo	$94,000	$109	70
320R 9th Ave	0.08mi	3/1.0 (+1)	760 (-8%)	23mo	$11,500	$15	58
3407 3rd Ave	0.67mi	2/1.0	832 (+0%)	15mo	$57,150	$69	56
215 Bellevue Road Rd	0.45mi	2/1.0	941 (+14%)	16mo	$43,000	$46	42

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: -1.6%
• Equity multiple: 0.94×
• Total profit: $-1,320
• Equity at exit: $11,779

10-year hold

• IRR: 8.1%
• Equity multiple: 1.61×
• Total profit: $13,591
• Equity at exit: $6,830

Cash invested: $22,120 (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 25702

• Home prices YoY: -11.1%
• Active inventory: 32
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $860 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$52 /mo · $619/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $181

Break-even live

Break-even rent $631

Max offer price $79,000

Occupancy floor 74%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-15
   days on market $79,000 Active 20 DOM
2. 2026-06-14
   days on market $79,000 Active 18 DOM
3. 2026-06-12
   days on market $79,000 Active 17 DOM
4. 2026-06-09
   days on market $79,000 Active 14 DOM
5. 2026-06-08
   days on market $79,000 Active 13 DOM
6. 2026-06-07
   days on market $79,000 Active 12 DOM
7. 2026-06-05
   days on market $79,000 Active 9 DOM
8. 2026-06-03
   days on market $79,000 Active 8 DOM
9. 2026-06-02
   days on market $79,000 Active 7 DOM
10. 2026-06-01
    days on market $79,000 Active 6 DOM
11. 2026-05-31
    days on market $79,000 Active 5 DOM
12. 2026-05-30
    days on market $79,000 Active 4 DOM
13. 2026-05-26
    listed $79,000 Active
14. 2026-03-04
    soldstatus Closed 45-char remark

    Show marketing remark (45 chars)

    Huntington, WV 2 bedroom 1 bath , fenced yard

15. 2026-02-13
    price $29,900 45-char remark

    Show marketing remark (45 chars)

    Huntington, WV 2 bedroom 1 bath , fenced yard

16. 2026-01-01
    price $31,900 45-char remark

    Show marketing remark (45 chars)

    Huntington, WV 2 bedroom 1 bath , fenced yard

17. 2025-12-09
    price $34,900 45-char remark

    Show marketing remark (45 chars)

    Huntington, WV 2 bedroom 1 bath , fenced yard

18. 2025-11-09
    listed $37,900 Active 45-char remark

    Show marketing remark (45 chars)

    Huntington, WV 2 bedroom 1 bath , fenced yard

19. 2019-05-02
    soldstatus $37,000 282-char remark

    Show marketing remark (282 chars)

    Home Sweet Home! Your search may be over after viewing this updated 2 bedroom, 1 bath home offering central heat and air conditioning, an updated kitchen, a large laundry room, a fenced yard, an outbuilding, off-street parking, and so much more! Call for your personal tour today!

20. 2019-05-02
    soldstatus $37,000

    Show marketing remark (282 chars)

    Home Sweet Home! Your search may be over after viewing this updated 2 bedroom, 1 bath home offering central heat and air conditioning, an updated kitchen, a large laundry room, a fenced yard, an outbuilding, off-street parking, and so much more! Call for your personal tour today!

21. 2019-02-21
    listed $39,900 282-char remark

    Show marketing remark (282 chars)

    Home Sweet Home! Your search may be over after viewing this updated 2 bedroom, 1 bath home offering central heat and air conditioning, an updated kitchen, a large laundry room, a fenced yard, an outbuilding, off-street parking, and so much more! Call for your personal tour today!

22. 2019-02-21
    listed $39,900

    Show marketing remark (282 chars)

    Home Sweet Home! Your search may be over after viewing this updated 2 bedroom, 1 bath home offering central heat and air conditioning, an updated kitchen, a large laundry room, a fenced yard, an outbuilding, off-street parking, and so much more! Call for your personal tour today!

ⓘ 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: $619 · $52/mo
• Projected year-2 tax: $619 · $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 4/10 Moderate FEMA zone X · 24% 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: $10,319
• − Mortgage interest: −$4,425
• − Property taxes: −$619
• − Insurance: −$395
• − Repairs & maintenance: −$825
• − Management: −$825
• − Depreciation: −$2,298
• Taxable income: $930
• Est. tax owed @ 24.0%: −$223
• After-tax cash flow: $1,943/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
• City population: 25,795
• Population (ZIP): 7,164

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 (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 2% Black 2% Asian 1%
• Common ancestry: Lithuanian 1% Slovak 1% Italian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 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: ▼ -21.03%
• Current HPI: 168.2172
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+98.0% since first listed

10 events — show timeline

• 2026-05-26 Listed $79,000 FSBO.com
• 2026-03-04 Sold (MLS) — GVBOR
• 2026-02-13 Price Changed $29,900 GVBOR
• 2026-01-01 Price Changed $31,900 GVBOR
• 2025-12-09 Price Changed $34,900 GVBOR
• 2025-11-09 Listed $37,900 GVBOR
• 2019-05-02 Sold (MLS) $37,000 KVBOR
• 2019-05-02 Sold (MLS) $37,000 HBRMLS
• 2019-02-21 Listed $39,900 KVBOR
• 2019-02-21 Listed $39,900 HBRMLS

Property tax history

-4.1%/yr

Latest (2019): $619 · -13.3% YoY. Source: county tax records.