226 Gallaher St · Huntington, WV 25707

$75,000

3 bd · 1.0 ba · 1,416 sqft · SingleFamily public records · 89 Days on market

Built 1924 3,920 sqft lot

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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 +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

Listing remarks

Here's a great 3-bedroom, 1.5-bath property located in Southeast Hills. Take a minute to relax on the large covered porch overlooking the fully fenced front yard, then step inside to find all the characteristic and charming original features such as the dining room corner cabinet, baseboard molding, and hardwood floors throughout. This home contains a lot of updates including windows, almost all of the plumbing, and a roof that is only 6 years old.

Key facts

• Baseboard molding
• Large covered porch
• Updated windows

Tags

• LARGE COVERED PORCH
• FULLY FENCED FRONT YARD
• DINING ROOM CORNER CABINET
• BASEBOARD MOLDING
• HARDWOOD FLOORS
• UPDATED WINDOWS

Property features AI

Exterior

• Parking: Off-street parking; On-street parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single family residence; 2 stories
• Construction: Frame construction; Vinyl siding; Shingle roof
• Exterior features: Porch; Chain link fencing; Level lot

Interior

• Kitchen: Range; Oven
• Flooring: Laminate; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Natural gas
• Interior features: Range; Oven; Partial, partially finished basement; Smoke detector(s)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $446 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.4% vs local median 6.4% 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: 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.
• Zoned schools: Spring Hill Elementary School (math 17% / reading 22%, grade F, #350 of 377 statewide, top 95%, 381 students, 0% FRL); Huntington High School (math 26% / reading 50%, grade F, #31 of 110 statewide, top 28%, 1,704 students, 0% FRL) — zoned schools average 0% FRL vs 47% district-wide (47 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 1 active listings in the ZIP; 61 units permitted in Cabell County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($519 loan paydown + $2k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 1.57% ✓
• Cap rate: 13.43%
• Cash-on-cash: 25.50%
• DSCR: 2.13
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $152,928
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
338 S Walnut St	0.14mi	3/1.0	1,479 (+4%)	8mo	$162,500	$110	80
143 North Ter	0.32mi	3/2.0	1,400 (-1%)	5mo	$169,000	$121	75
86 Fairfax Dr	0.14mi	3/1.5	1,575 (+11%)	1mo	$165,850	$105	72
129 North Ter	0.31mi	3/1.5	1,304 (-8%)	1mo	$140,500	$108	69
192 N Queens Ct	0.19mi	3/2.0	1,557 (+10%)	2mo	$183,500	$118	69
321 St Louis Ave	0.42mi	3/2.0	1,344 (-5%)	0mo	$137,000	$102	68
127 Green Oak Dr	0.19mi	3/1.5	1,590 (+12%)	2mo	$191,000	$120	66
2069 Enslow Ave	0.58mi	3/1.5	1,403 (-1%)	8mo	$230,000	$164	63
2837 Washington Blvd	0.62mi	2/1.5 (-1)	1,468 (+4%)	7mo	$145,000	$99	52
160 Davis St	0.74mi	4/2.0 (+1)	1,344 (-5%)	6mo	$106,000	$79	42
1819 Magnolia Ln	0.75mi	3/1.5	1,540 (+9%)	8mo	$115,000	$75	42
1400 28th St	0.63mi	3/3.0	1,592 (+12%)	3mo	$135,400	$85	40

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: 31.5%
• Equity multiple: 2.78×
• Total profit: $37,456
• Equity at exit: $33,723

10-year hold

• IRR: 31.9%
• Equity multiple: 5.45×
• Total profit: $93,509
• Equity at exit: $51,972

Cash invested: $21,000 (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 25707

• Active inventory: 1
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,176 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$58 /mo · $700/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $446

Break-even live

Break-even rent $611

Max offer price $75,000

Occupancy floor 57%

Sensitivity live

Price	-10% $489	-5% $468	+0% $446	+5% $425	+10% $404
Rent	-10% $353	-5% $400	+0% $446	+5% $493	+10% $539
Rate	-1.0pp $484	-0.5pp $465	base $446	+0.5pp $427	+1.0pp $407

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $75,000 Active 89 DOM
2. 2026-06-19
   days on market $75,000 Active 87 DOM
3. 2026-06-18
   days on market $75,000 Active 86 DOM
4. 2026-06-17
   days on market $75,000 Active 85 DOM
5. 2026-06-16
   days on market $75,000 Active 84 DOM
6. 2026-06-15
   days on market $75,000 Active 83 DOM
7. 2026-06-14
   days on market $75,000 Active 81 DOM
8. 2026-06-12
   days on market $75,000 Active 80 DOM
9. 2026-06-09
   days on market $75,000 Active 77 DOM
10. 2026-06-08
    days on market $75,000 Active 76 DOM
11. 2026-06-07
    days on market $75,000 Active 75 DOM
12. 2026-06-05
    days on market $75,000 Active 72 DOM
13. 2026-06-03
    days on market $75,000 Active 71 DOM
14. 2026-06-02
    days on market $75,000 Active 70 DOM
15. 2026-06-01
    days on market $75,000 Active 69 DOM
16. 2026-05-31
    days on market $75,000 Active 68 DOM
17. 2026-05-30
    days on market $75,000 Active 67 DOM
18. 2026-05-07
    price $75,000
19. 2026-03-19
    listed $84,500 Active
20. 2026-01-26
    price
21. 2025-12-10
    price
22. 2025-10-22
    price
23. 2025-10-06
    price
24. 2025-09-17
    listed Active
25. 2007-06-29
    soldstatus $59,500

ⓘ 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: $700 · $58/mo
• Projected year-2 tax: $700 · $58/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 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,114
• − Mortgage interest: −$4,201
• − Property taxes: −$700
• − Insurance: −$375
• − Repairs & maintenance: −$1,129
• − Management: −$1,129
• − Depreciation: −$2,182
• Taxable income: $4,398
• Est. tax owed @ 24.0%: −$1,056
• After-tax cash flow: $4,300/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+26.1% since first listed

8 events — show timeline

• 2026-05-07 Price Changed $75,000 HBRMLS
• 2026-03-19 Listed $84,500 HBRMLS
• 2026-01-26 Price Changed — HBRMLS
• 2025-12-10 Price Changed — HBRMLS
• 2025-10-22 Price Changed — HBRMLS
• 2025-10-06 Price Changed — HBRMLS
• 2025-09-17 Listed — HBRMLS
• 2007-06-29 Sold (Public Records) $59,500 Public Records

Property tax history

+0.4%/yr

Latest (2025): $700 · +2.1% YoY. Source: county tax records.