2011 Cherry St · Hurricane, WV 25526

$109,900

2 bd · 1.0 ba · 1,408 sqft · SingleFamily public records · 3 Days on market

Built 1948 7,841 sqft lot Est $211k · 48% 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 +27.3/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +6.6/10.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This charming 2-bedroom, 1-bath home with an attached 1-car garage is now available in Hurricane, West Virginia. Ideal for those who enjoy hands-on projects, this home offers a great opportunity to customize and update, with the convenience of an attached one-car garage and easy access to local shopping and major commuting routes. Whether you're an investor looking to expand your portfolio or a motivated homeowner ready to create your ideal space, this property offers strong potential at an attractive price.

Key facts

• 7,841 sq ft lot
• Garage
• Built 1948

Property features AI

Exterior

• Parking: Attached garage (1 car); Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-story
• Construction: Stone and vinyl siding exterior; Shingle roof
• Exterior features: Front porch; Level lot

Interior

• Kitchen: Oven
• Flooring: Vinyl flooring; Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric central heating; Central air conditioning
• Interior features: Oven; Full unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $319 ($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 9.8% vs local median 4.0% in Hurricane — 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 72/100 on livability (#47 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, amenities F, commute F.
• Putnam County Schools (suburban): math 40% / reading 50% proficiency, ranked #2 of 55 in WV (top 4%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 119 active listings in the ZIP; solid renter incomes; 111 units permitted in Putnam County in 2024 (0 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 + 3.0% rent growth), your $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $109,900

Questions for the listing agent

1. Built in 1948 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.16% ✓
• Cap rate: 9.78%
• Cash-on-cash: 12.44%
• DSCR: 1.55
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $211,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 Surrey Dr	0.56mi	3/1.5 (+1)	1,404 (-0%)	1mo	$175,000	$125	66
508 Rosewood Pl	0.27mi	3/2.0 (+1)	1,410 (+0%)	19mo	$202,000	$143	62
523 Dudding Ave	0.43mi	3/1.0 (+1)	1,512 (+7%)	8mo	$227,900	$151	56
406 Dudding Ave	0.43mi	3/1.5 (+1)	1,520 (+8%)	12mo	$200,000	$132	49
2831 Washington Ave	0.62mi	3/1.0 (+1)	1,310 (-7%)	6mo	$209,600	$160	49
2920 Virginia Ave	0.72mi	2/1.5	1,320 (-6%)	10mo	$192,500	$146	46
209 Dudding Ave	0.42mi	3/2.0 (+1)	1,517 (+8%)	18mo	$155,000	$102	43
330 Belvue Dr	0.28mi	3/2.0 (+1)	1,210 (-14%)	15mo	$221,000	$183	42
2490 Montana Ave	0.53mi	3/2.0 (+1)	1,215 (-14%)	3mo	$182,000	$150	41
2225 Chestnut St	0.44mi	3/2.0 (+1)	1,200 (-15%)	11mo	$185,000	$154	36
102 Peak Cir	0.64mi	3/1.0 (+1)	1,225 (-13%)	9mo	$201,000	$164	36
202 Valley View Dr	0.71mi	3/1.0 (+1)	1,521 (+8%)	17mo	$205,000	$135	34

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: 2.1%
• Equity multiple: 1.08×
• Total profit: $2,487
• Equity at exit: $16,386

10-year hold

• IRR: 11.7%
• Equity multiple: 1.92×
• Total profit: $28,235
• Equity at exit: $9,502

Cash invested: $30,772 (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 25526

• Home prices YoY: -30.1%
• Active inventory: 119
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,278 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$68 /mo · $822/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $319

Break-even live

Break-even rent $874

Max offer price $109,900

Occupancy floor 70%

Sensitivity live

Price	-10% $381	-5% $350	+0% $319	+5% $288	+10% $257
Rent	-10% $218	-5% $269	+0% $319	+5% $369	+10% $420
Rate	-1.0pp $374	-0.5pp $347	base $319	+0.5pp $291	+1.0pp $262

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-07
   status Pending
2. 2026-05-03
   listed $109,900 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: $822 · $68/mo
• Projected year-2 tax: $822 · $68/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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥101°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: $15,336
• − Mortgage interest: −$6,156
• − Property taxes: −$822
• − Insurance: −$550
• − Repairs & maintenance: −$1,227
• − Management: −$1,227
• − Depreciation: −$3,197
• Taxable income: $2,158
• Est. tax owed @ 24.0%: −$518
• After-tax cash flow: $3,310/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: Putnam County Schools
• NCES district ID: 5401200
• Math proficiency: 40% ▼ -13.00%
• Reading proficiency: 50% ▼ -6.00%
• Median HH income: $54,783
• Composite: 39.06/100
• National rank: #4060
• State rank: #2 of 55 in WV

Livability — Hurricane

• Score: 72/100
• State rank: #47
• US rank: #5846

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment B Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hurricane, WV
• County: Putnam County · 22,514 people
• City population: 22,514
• Metro: Huntington-Ashland, WV-KY-OH
• Population (ZIP): 22,514
• Household income: $85,176
• Rent vs Own: 19.6% rent · 80.4% own
• Severe rent burden: 205.0

Population outlook (Putnam County) Hauer SSP2

• Today (2025): 58,915 people
• By 2030: 59,400 · +0.8%
• By 2040: 59,444 · +0.9%
• By 2050: 58,510 · -0.7%
• By 2075: 54,603 · -7.3%
• By 2100: 46,202 · -21.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2% Asian 1%
• Common ancestry: Slovak 3% Italian 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1% Other Asian/Pacific 0%

Political lean MEDSL · Putnam

• 2024 margin: Solid R (+46.3) · D 25.9% · R 72.2% · Other 1.9%
• 2008→2024 swing: -22.8pp toward R · 2008: -23.5pp · 2024: -46.3pp
• All cycles: 2024: R+46.3 2020: R+42.6 2016: R+47.8 2012: R+37.1 2008: R+23.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.01%
• Current HPI: 157.7355
• Rent YoY: —
• Metro: Huntington-Ashland, WV-KY-OH
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-05-07 Pending — HBRMLS
• 2026-05-03 Listed $109,900 HBRMLS

Property tax history

+10.0%/yr

Latest (2025): $822 · +20.5% YoY. Source: county tax records.