745 21st St · Huntington, WV 25703

$25,500

1 bd · 1.0 ba · 624 sqft · SingleFamily public records · 94 Days on market

Built 1900 871 sqft lot ↓ 36% since listing

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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
• Appreciation +7.5/10.0
• Livability +4.0/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Nice one level Huntington home that would make a good rental property or a residence. Currently used as a rental. All one level.

Key facts

• Built 1900
• Listed 94 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Single-story
• Construction: Vinyl siding
• Exterior features: Very small lot (approximately 0.02 acres)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Natural gas
• Interior features: Central heating; Natural gas heating

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $26k.

Deal economics

• At list price, monthly cash flow is $499 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($839 rent vs $26k).
• Recommended offer: $23k (9.0% below list) — sets the bar for market timing.
• Cap rate 29.8% 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: 15 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 61 units permitted in Cabell County in 2024 (5 in 5+ unit buildings).
• This rent runs 42% of the median local income ($24k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $1k of equity ($176 loan paydown + $1k appreciation (4.9% local appreciation)).
• At projected returns (4.9% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($23k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $23,205 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 3.29% ✓
• Cap rate: 29.78%
• Cash-on-cash: 83.89%
• DSCR: 4.73
• GRM: 2.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.91% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 89.6%
• Equity multiple: 6.26×
• Total profit: $37,541
• Equity at exit: $14,311

10-year hold

• IRR: 87.9%
• Equity multiple: 13.06×
• Total profit: $86,079
• Equity at exit: $24,583

Cash invested: $7,140 (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 25703

• Home prices YoY: 3.0%
• Active inventory: 15
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $839 medium
• Mortgage (P&I): −$134
• Tax from tax record: −$19 /mo · $229/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$176
• Net cashflow: $499

Break-even live

Break-even rent $207

Max offer price $25,500

Occupancy floor 35%

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: $6,375
• Closing costs: $765
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1739 6th Ave Huntington, WV	1.0–2.0	1.0	825	$755	$0.92	43d	1	0.35mi
2435 1st Ave Unit 1 Huntington, WV	1.0	1.0	600	$795	$1.32	43d	1	0.74mi
2489 1st Ave Unit 101 A Huntington, WV	1.0	1.0	750	$925	$1.23	43d	1	0.82mi
605 9th St Huntington, WV	1.0	1.0	672	$838	$1.25	43d	1	1.27mi

Listing history 9 events

1. 2026-06-05
   statusdays on market $25,500 Pending 94 DOM
2. 2026-06-03
   days on market $25,500 Active 93 DOM
3. 2026-06-02
   days on market $25,500 Active 92 DOM
4. 2026-06-01
   days on market $25,500 Active 91 DOM
5. 2026-05-31
   days on market $25,500 Active 90 DOM
6. 2026-05-30
   days on market $25,500 Active 89 DOM
7. 2026-05-04
   price $25,500
8. 2026-04-04
   price $37,500
9. 2026-03-02
   listed $40,000 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: $229 · $19/mo
• Projected year-2 tax: $229 · $19/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 2/10 Low
• 🌡 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: $10,064
• − Mortgage interest: −$1,428
• − Property taxes: −$229
• − Insurance: −$128
• − Repairs & maintenance: −$805
• − Management: −$805
• − Depreciation: −$742
• Taxable income: $5,927
• Est. tax owed @ 24.0%: −$1,423
• After-tax cash flow: $4,567/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
• County: Cabell County · 30,893 people
• City population: 25,795
• Metro: Huntington-Ashland, WV-KY-OH
• Population (ZIP): 4,598
• Household income: $24,139
• Rent vs Own: 83.4% rent · 16.6% own
• Severe rent burden: 813.0

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 (82%)
• Race & ethnicity: White 82% Black 9% Two or more races 6% Asian 2% Hispanic / Latino 1%
• Common ancestry: Slovak 3% Romanian 1% Lithuanian 1%
• Foreign-born: 2% · Philippines, Canada, China
• Languages at home: 98% 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: ▲ 4.91%
• Current HPI: 166.7429
• Rent YoY: —
• Metro: Huntington-Ashland, WV-KY-OH
• State GDP YoY: —
• F500 in state: 0

Price history

-36.2% since first listed

3 events — show timeline

• 2026-05-04 Price Changed $25,500 HBRMLS
• 2026-04-04 Price Changed $37,500 HBRMLS
• 2026-03-02 Listed $40,000 HBRMLS

Property tax history

-0.5%/yr

Latest (2025): $229 · -8.2% YoY. Source: county tax records.