260 Rotary Rd · Huntington, WV 25705

$19,500

2 bd · 1.0 ba · 1,078 sqft · SingleFamily public records · 56 Days on market

Built 1924 6,098 sqft lot ↓ 36% since listing

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.0/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CASH ONLY BEING SOLD AS.

Key facts

• 6,098 sq ft lot
• Built 1924
• Listed 55 days

Property features AI

Finance

• Other: Directions: US Route 60 to Roby Road, left on Rotary Rd.; house about 1/2 mile on the right on the hill

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; 2 stories
• Construction: Shingle roof
• Exterior features: Porch; Lot approximately 0.14 acres

Interior

• Bathrooms: 1 full bathroom
• Interior features: Porch; Shingle roof

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $540 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($925 rent vs $20k).
• Recommended offer: $19k (3.0% below list) — sets the bar for market timing.
• Cap rate 39.5% 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: 163 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 $135 of loan paydown is wiped out by about $585 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($19k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $3k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $14k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 4.9% of price; built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $18,915 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 4.74% ✓
• Cap rate: 39.52%
• Cash-on-cash: 118.68%
• DSCR: 6.28
• GRM: 1.8

CMA / ARV

• ARV (on-the-fly): $114,268
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
402 Rotary Rd	0.11mi	2/1.0	1,101 (+2%)	13mo	$108,500	$99	80
417 Rotary Rd	0.15mi	3/1.0 (+1)	1,077 (-0%)	12mo	$85,000	$79	78
117 Morris St	0.16mi	2/1.0	1,008 (-6%)	6mo	$50,000	$50	77
800 Roby Rd	0.22mi	2/1.0	1,153 (+7%)	14mo	$23,000	$20	66
174 Oney Ave	0.50mi	2/1.0	1,030 (-4%)	14mo	$29,000	$28	58
2733 Washington Blvd	0.38mi	3/2.0 (+1)	1,176 (+9%)	10mo	$177,900	$151	49
3044 Wallace Cir	0.46mi	3/1.5 (+1)	1,219 (+13%)	4mo	$165,000	$135	46
3106 Brereton Ct	0.71mi	3/1.5 (+1)	1,155 (+7%)	3mo	$173,500	$150	45
1209 26th St	0.63mi	2/1.0	940 (-13%)	8mo	$100,000	$106	42
306 Davis St	0.44mi	3/1.5 (+1)	1,232 (+14%)	11mo	$71,900	$58	40
113 Allen Ave	0.75mi	3/1.0 (+1)	941 (-13%)	6mo	$143,900	$153	34
111 Allen Ave	0.75mi	3/1.0 (+1)	941 (-13%)	10mo	$150,000	$159	31

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: —
• Equity multiple: 6.73×
• Total profit: $31,282
• Equity at exit: $2,908

10-year hold

• IRR: —
• Equity multiple: 14.14×
• Total profit: $71,724
• Equity at exit: $1,686

Cash invested: $5,460 (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 25705

• Home prices YoY: -24.9%
• Active inventory: 163
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $925 medium
• Mortgage (P&I): −$102
• Tax from tax record: −$80 /mo · $964/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $540

Break-even live

Break-even rent $241

Max offer price $19,500

Occupancy floor 37%

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: $4,875
• Closing costs: $585
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2489 1st Ave Unit 101 A Huntington, WV	1.0	1.0	750	$925	$1.23	43d	1	1.49mi

Listing history 21 events

1. 2026-06-19
   days on market $19,500 Active 56 DOM
2. 2026-06-18
   days on market $19,500 Active 55 DOM
3. 2026-06-17
   days on market $19,500 Active 54 DOM
4. 2026-06-16
   days on market $19,500 Active 53 DOM
5. 2026-06-15
   days on market $19,500 Active 52 DOM
6. 2026-06-14
   days on market $19,500 Active 50 DOM
7. 2026-06-12
   days on market $19,500 Active 49 DOM
8. 2026-06-09
   days on market $19,500 Active 46 DOM
9. 2026-06-08
   days on market $19,500 Active 45 DOM
10. 2026-06-07
    days on market $19,500 Active 44 DOM
11. 2026-06-05
    days on market $19,500 Active 41 DOM
12. 2026-06-03
    days on market $19,500 Active 40 DOM
13. 2026-06-02
    days on market $19,500 Active 39 DOM
14. 2026-06-01
    pricedays on market $19,500 Active 38 DOM
15. 2026-05-31
    days on market $22,500 Active 37 DOM
16. 2026-05-30
    days on market $22,500 Active 36 DOM
17. 2026-04-24
    listed $22,500 Active
18. 2024-08-30
    soldstatus $14,000 Closed 24-char remark

    Show marketing remark (24 chars)

    CASH ONLY BEING SOLD AS.

19. 2024-08-07
    status Pending 24-char remark

    Show marketing remark (24 chars)

    CASH ONLY BEING SOLD AS.

20. 2024-07-25
    price $20,000 24-char remark

    Show marketing remark (24 chars)

    CASH ONLY BEING SOLD AS.

21. 2024-07-15
    listed $34,900 Active 24-char remark

    Show marketing remark (24 chars)

    CASH ONLY BEING SOLD AS.

ⓘ 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: $964 · $80/mo
• Projected year-2 tax: $964 · $80/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 4/10 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: $11,100
• − Mortgage interest: −$1,092
• − Property taxes: −$964
• − Insurance: −$98
• − Repairs & maintenance: −$888
• − Management: −$888
• − Depreciation: −$567
• Taxable income: $6,603
• Est. tax owed @ 24.0%: −$1,585
• After-tax cash flow: $4,896/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): 20,668

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 (89%)
• Race & ethnicity: White 89% Black 5% Two or more races 4% Hispanic / Latino 2% Asian 1%
• Common ancestry: Slovak 3% Serbian 2% Lithuanian 2%
• Foreign-born: 2%
• Languages at home: 97% English-only · Spanish 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: ▼ -57.08%
• Current HPI: 171.7797
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-35.5% since first listed

5 events — show timeline

• 2026-04-24 Listed $22,500 HBRMLS
• 2024-08-30 Sold (MLS) $14,000 KVBOR
• 2024-08-07 Pending — KVBOR
• 2024-07-25 Price Changed $20,000 KVBOR
• 2024-07-15 Listed $34,900 KVBOR

Property tax history

+8.5%/yr

Latest (2025): $964 · +6.4% YoY. Source: county tax records.