13 Meadow Ln · Huntington, WV 25104

$57,000

3 bd · 1.5 ba · 1,144 sqft · SingleFamily public records · 9 Days on market

Built 1992 6,534 sqft lot Est $74k · 23% under ↓ 16% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.0/10.0
• Livability +4.0/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Move in ready 3 bed, 2 bath, spacious home close to amenities. Open floor plan with large kitchen. Nice flat yard with fence and storage building. Truly a Spring Valley gem!

Key facts

• Partially fenced
• Large living room
• Eat-in kitchen

Tags

• LARGE LIVING ROOM
• EAT-IN KITCHEN
• ABUNDANCE OF CABINETS
• GREAT BACK DECK
• PARTIALLY FENCED

Property features AI

Exterior

• Utilities: Public water; Septic tank sewer
• Home design: Single-family residence; One story
• Construction: Frame construction; Shingle roof; Crawl space basement
• Exterior features: Chain link fencing

Interior

• Kitchen: Dishwasher; Range; Oven; Refrigerator
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Dishwasher; Range; Oven; Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $57k.

Deal economics

• At list price, monthly cash flow is $462 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $57k).
• Cap rate 17.4% 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.
• Wayne County Schools (rural): math 25% / reading 38% proficiency, ranked #25 of 55 in WV (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 active listings in the ZIP; 67 units permitted in Wayne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($394 loan paydown + $2k appreciation (3.0% local appreciation)).
• Wayne County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 2.00% ✓
• Cap rate: 17.42%
• Cash-on-cash: 39.74%
• DSCR: 2.77
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $74,360
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13 Meadow Ln	0.00mi	3/2.0	1,161 (+2%)	0mo	$57,000	$49	95
2804 Florance Ct	0.35mi	3/1.0	1,000 (-13%)	2mo	$65,000	$65	59
2044 Spring Valley Dr	0.70mi	2/2.0 (-1)	1,120 (-2%)	13mo	$120,000	$107	46

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: 40.4%
• Equity multiple: 3.28×
• Total profit: $36,341
• Equity at exit: $25,630

10-year hold

• IRR: 40.4%
• Equity multiple: 6.53×
• Total profit: $88,199
• Equity at exit: $39,498

Cash invested: $15,960 (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 25104

• Active inventory: 1
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,142 medium
• Mortgage (P&I): −$299
• Tax from tax record: −$51 /mo · $615/yr
• Insurance: −$24
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $462

Break-even live

Break-even rent $557

Max offer price $57,000

Occupancy floor 55%

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: $14,250
• Closing costs: $1,710
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-11
   status Pending
2. 2026-05-01
   listed $57,000 Active
3. 2018-11-02
   soldstatus $80,500
4. 2018-10-31
   soldstatus $80,500 173-char remark

   Show marketing remark (173 chars)

   Move in ready 3 bed, 2 bath, spacious home close to amenities. Open floor plan with large kitchen. Nice flat yard with fence and storage building. Truly a Spring Valley gem!

5. 2018-05-16
   listed $82,000 173-char remark

   Show marketing remark (173 chars)

   Move in ready 3 bed, 2 bath, spacious home close to amenities. Open floor plan with large kitchen. Nice flat yard with fence and storage building. Truly a Spring Valley gem!

6. 2002-06-26
   soldstatus $68,000

ⓘ 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: $615 · $51/mo
• Projected year-2 tax: $615 · $51/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 8/10 Severe FEMA zone X (shaded) · 78% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,707
• − Mortgage interest: −$3,193
• − Property taxes: −$615
• − Insurance: −$1,082
• − Repairs & maintenance: −$1,097
• − Management: −$1,097
• − Depreciation: −$1,658
• Taxable income: $4,966
• Est. tax owed @ 24.0%: −$1,192
• After-tax cash flow: $4,353/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: Wayne County Schools
• NCES district ID: 5401500
• Math proficiency: 25% ▼ -15.00%
• Reading proficiency: 38% ▼ -10.00%
• Median HH income: $36,283
• Composite: 26.08/100
• National rank: #7297
• State rank: #25 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

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-16.2% since first listed

6 events — show timeline

• 2026-05-11 Pending — HBRMLS
• 2026-05-01 Listed $57,000 HBRMLS
• 2018-11-02 Sold (Public Records) $80,500 Public Records
• 2018-10-31 Sold (MLS) $80,500 KVBOR
• 2018-05-16 Listed $82,000 KVBOR
• 2002-06-26 Sold (Public Records) $68,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $615 · +9.0% YoY. Source: county tax records.