106 Township Road 1041 · Huntington, WV 45619

$39,900

2 bd · 1.0 ba · 910 sqft · SingleFamily public records · 96 Days on market

Built 1941 3,049 sqft lot $44/sqft · 72% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits! This 3 bedroom, 2 bathroom one-story home offers great potential for the right buyer. While it still needs some work, major updates have already been started — including a new shingle roof, central HVAC, and updated PEX plumbing. Enjoy the convenience of off-street parking and a detached garage for extra storage or workshop space. With improvements already in place, this property is ready for your finishing touches. Perfect for investors or buyers looking to make it their own!

Key facts

• Central hvac
• Updated pex plumbing
• New shingle roof

Tags

• NEW SHINGLE ROOF
• CENTRAL HVAC
• UPDATED PEX PLUMBING
• OFF-STREET PARKING
• DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $876 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $40k).
• Recommended offer: $36k (9.0% below list) — sets the bar for market timing.
• Cap rate 34.3% 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.
• Chesapeake Union Exempted Village (suburban): math 40% / reading 57% proficiency, ranked #461 of 656 in OH (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 18 units permitted in Lawrence County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $276 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Lawrence 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($36k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $15k; list at $40k implies a 166% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $36,309 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 3.83% ✓
• Cap rate: 34.31%
• Cash-on-cash: 100.06%
• DSCR: 5.45
• GRM: 2.2

CMA / ARV

• ARV (median comp): $140,532
• List price: $39,900
• Delta: -71.61%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
117 Township Road 1213	0.24mi	2/1.0	900 (-1%)	12mo	$133,000	$148	76
136 Township Road 1097	0.24mi	2/2.0	1,039 (+14%)	10mo	$169,900	$164	53
18 Private Drive 149 Unit 4	0.41mi	2/1.5	988 (+9%)	15mo	$74,000	$75	52
12 Washington Ct	0.69mi	3/1.0 (+1)	984 (+8%)	9mo	$90,550	$92	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: 95.0%
• Equity multiple: 5.42×
• Total profit: $49,384
• Equity at exit: $5,949

10-year hold

• IRR: 97.7%
• Equity multiple: 11.30×
• Total profit: $115,077
• Equity at exit: $3,450

Cash invested: $11,172 (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 45619

• Home prices YoY: -10.6%
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,529 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$51 /mo · $610/yr
• Insurance: −$17
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $876

Break-even live

Break-even rent $421

Max offer price $39,900

Occupancy floor 38%

Sensitivity live

Price	-10% $899	-5% $887	+0% $876	+5% $865	+10% $853
Rent	-10% $755	-5% $816	+0% $876	+5% $936	+10% $997
Rate	-1.0pp $896	-0.5pp $886	base $876	+0.5pp $866	+1.0pp $855

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $39,900 Active 96 DOM
2. 2026-06-18
   days on market $39,900 Active 95 DOM
3. 2026-06-17
   days on market $39,900 Active 94 DOM
4. 2026-06-16
   days on market $39,900 Active 93 DOM
5. 2026-06-15
   days on market $39,900 Active 92 DOM
6. 2026-06-14
   days on market $39,900 Active 90 DOM
7. 2026-06-12
   days on market $39,900 Active 89 DOM
8. 2026-06-09
   days on market $39,900 Active 86 DOM
9. 2026-06-08
   days on market $39,900 Active 85 DOM
10. 2026-06-07
    days on market $39,900 Active 84 DOM
11. 2026-06-05
    days on market $39,900 Active 81 DOM
12. 2026-06-02
    days on market $39,900 Active 79 DOM
13. 2026-06-01
    days on market $39,900 Active 78 DOM
14. 2026-05-31
    days on market $39,900 Active 77 DOM
15. 2026-05-30
    days on market $39,900 Active 76 DOM
16. 2026-05-08
    status Pending 507-char remark

    Show marketing remark (507 chars)

    Opportunity awaits! This 3 bedroom, 2 bathroom one-story home offers great potential for the right buyer. While it still needs some work, major updates have already been started — including a new shingle roof, central HVAC, and updated PEX plumbing. Enjoy the convenience of off-street parking and a detached garage for extra storage or workshop space. With improvements already in place, this property is ready for your finishing touches. Perfect for investors or buyers looking to make it their own!

17. 2026-02-23
    listed $39,900 Active 507-char remark

    Show marketing remark (507 chars)

    Opportunity awaits! This 3 bedroom, 2 bathroom one-story home offers great potential for the right buyer. While it still needs some work, major updates have already been started — including a new shingle roof, central HVAC, and updated PEX plumbing. Enjoy the convenience of off-street parking and a detached garage for extra storage or workshop space. With improvements already in place, this property is ready for your finishing touches. Perfect for investors or buyers looking to make it their own!

18. 2024-05-22
    soldstatus $15,000 496-char remark

    Show marketing remark (496 chars)

    If you are looking for your next investment or looking to buy a home and remodel yourself to live in then here it is! This home is in the middle of Chesapeake and has three bedrooms with two bathrooms. The living room has easy access to the bedrooms and kitchen area. There is also several off street parking areas with some clearing of the brush. The detached garage offers a great space for storage or a workshop if desired. If this sounds like something up your alley then check out this home!

19. 2023-12-12
    listed $15,000 496-char remark

    Show marketing remark (496 chars)

    If you are looking for your next investment or looking to buy a home and remodel yourself to live in then here it is! This home is in the middle of Chesapeake and has three bedrooms with two bathrooms. The living room has easy access to the bedrooms and kitchen area. There is also several off street parking areas with some clearing of the brush. The detached garage offers a great space for storage or a workshop if desired. If this sounds like something up your alley then check out this home!

20. 2003-02-04
    soldstatus $50,000
21. 1986-07-22
    soldstatus $20,000

ⓘ 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: $610 · $51/mo
• Projected year-2 tax: $610 · $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 7/10 Severe FEMA zone X (unshaded) · 77% chance over 30 yrs
• 🔥 Wildfire 3/10 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,352
• − Mortgage interest: −$2,235
• − Property taxes: −$610
• − Insurance: −$866
• − Repairs & maintenance: −$1,468
• − Management: −$1,468
• − Depreciation: −$1,161
• Taxable income: $10,544
• Est. tax owed @ 24.0%: −$2,531
• After-tax cash flow: $7,981/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: Chesapeake Union Exempted Village
• NCES district ID: 3904529
• Math proficiency: 40% ▼ -22.00%
• Reading proficiency: 57% ▼ -12.00%
• Median HH income: $46,731
• Composite: 41.16/100
• National rank: #3553
• State rank: #461 of 656 in OH

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

• County: Lawrence
• City population: 25,795
• Metro: Huntington-Ashland, WV-KY-OH
• Population (ZIP): 7,273
• Household income: $57,525
• Rent vs Own: 20.1% rent · 79.9% own
• Severe rent burden: 17.4

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 57,915 people
• By 2030: 55,650 · -3.9%
• By 2040: 50,523 · -12.8%
• By 2050: 45,103 · -22.1%
• By 2075: 32,441 · -44.0%
• By 2100: 21,754 · -62.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Black 2%
• Common ancestry: Slovak 3% Serbian 2% Italian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+50.5) · D 24.4% · R 74.9%
• 2008→2024 swing: -35.2pp toward R · 2008: -15.3pp · 2024: -50.5pp
• All cycles: 2024: R+50.5 2020: R+45.6 2016: R+43.9 2012: R+15.5 2008: R+15.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -20.15%
• Current HPI: 170.5086
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+99.5% since first listed

6 events — show timeline

• 2026-05-08 Pending — HBRMLS
• 2026-02-23 Listed $39,900 HBRMLS
• 2024-05-22 Sold (MLS) $15,000 HBRMLS
• 2023-12-12 Listed $15,000 HBRMLS
• 2003-02-04 Sold (Public Records) $50,000 Public Records
• 1986-07-22 Sold (Public Records) $20,000 Public Records

Property tax history

+2.1%/yr

Latest (2024): $610 · -0.3% YoY. Source: county tax records.