2957 Shank Ave · Hurricane, WV 25526

$59,900

3 bd · 1.5 ba · 1,400 sqft · SingleFamily public records · 4 Days on market

Built 1964 0.25 ac lot ↓ 14% since listing

---

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 +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

JUST LISTED!! One level home on double lot * 3 bedrooms / 1.5 baths * Formal dining room * Backyard access from alley * First Look period expires 7/13/26. * This is a Fannie Mae HomePath property.

Key facts

• Formal dining room
• Double lot
• 0.25 acre lot

Tags

• DOUBLE LOT
• FORMAL DINING ROOM
• BACKYARD ACCESS FROM ALLEY

Property features AI

Finance

• Financial info: Annual tax amount: $1,060

Exterior

• Security: Smoke detectors installed
• Utilities: Public water; Public sewer
• Home design: Residential ranch-style property
• Construction: Aluminum siding and frame construction
• Exterior features: Composition/shingle roof; Lot approximately 0.25 acres with dimensions ~80 x 80 x 140 x 140

Interior

• Bedrooms: Total of 6 rooms (bedrooms and living spaces combined)
• Flooring: Hardwood; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump heating; Heat pump cooling
• Interior features: Hardwood and vinyl flooring; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $713 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Cap rate 20.6% 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: amenities F, commute F, health & safety 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.
• Zoned schools: Conner Street Elementary (math 32% / reading 42%, grade F, #130 of 377 statewide, top 39%, 357 students, 0% FRL); Hurricane Middle (math 44% / reading 50%, grade D+, #6 of 109 statewide, top 6%, 849 students, 0% FRL); Hurricane High School (math 38% / reading 62%, grade D+, #6 of 110 statewide, top 5%, 1,256 students, 0% FRL) — zoned schools average 0% FRL vs 33% district-wide (33 pts lower); this property's tenant base skews higher-income than the district average.
• 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 $414 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,900

Questions for the listing agent

1. Built in 1964 — 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: 2.38% ✓
• Cap rate: 20.58%
• Cash-on-cash: 51.02%
• DSCR: 3.27
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $204,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2967 Shank Ave	0.05mi	3/1.0	1,506 (+8%)	5mo	$137,500	$91	79
2831 Washington Ave	0.17mi	3/1.0	1,310 (-6%)	6mo	$209,600	$160	74
2920 Virginia Ave	0.21mi	2/1.5 (-1)	1,320 (-6%)	10mo	$192,500	$146	67
434 Brook Cir	0.19mi	3/1.0	1,601 (+14%)	1mo	$219,000	$137	64
102 Peak Cir	0.15mi	3/1.0	1,225 (-12%)	9mo	$201,000	$164	62
2490 Montana Ave	0.27mi	3/2.0	1,215 (-13%)	3mo	$182,000	$150	61
219 Melrose Dr	0.71mi	3/1.0	1,377 (-2%)	2mo	$192,500	$140	61
3309 Morning Rd	0.69mi	3/2.0	1,276 (-9%)	0mo	$236,649	$185	50
406 Dudding Ave	0.56mi	3/1.5	1,520 (+9%)	12mo	$200,000	$132	49
3253 Putnam Ave	0.67mi	3/1.5	1,244 (-11%)	4mo	$160,000	$129	47
523 Dudding Ave	0.67mi	3/1.0	1,512 (+8%)	8mo	$227,900	$151	47
134 Taylor St	0.49mi	4/2.0 (+1)	1,583 (+13%)	7mo	$180,000	$114	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: 48.9%
• Equity multiple: 3.13×
• Total profit: $35,734
• Equity at exit: $8,931

10-year hold

• IRR: 54.4%
• Equity multiple: 6.35×
• Total profit: $89,687
• Equity at exit: $5,179

Cash invested: $16,772 (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: 3.5×

Monthly cashflow live

• Estimated rent: $1,427 medium
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $713

Break-even live

Break-even rent $524

Max offer price $59,900

Occupancy floor 45%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-17
   status $59,900 Pending 4 DOM
2. 2026-06-16
   days on market $59,900 Active 4 DOM
3. 2026-06-15
   days on market $59,900 Active 3 DOM
4. 2026-06-13
   remarks 197-char remark
5. 2026-06-13
   listed $59,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $17,120
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$1,370
• − Management: −$1,370
• − Depreciation: −$1,743
• Taxable income: $8,085
• Est. tax owed @ 24.0%: −$1,940
• After-tax cash flow: $6,617/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

-13.8% since first listed

2 events — show timeline

• 2026-06-12 Listed $59,900 KVBOR
• 2026-05-07 Sold (Public Records) $69,454 Public Records