1017 17/12 26th St · Huntington, WV 25705

$74,990

None bd · None ba · 3,600 sqft · MultiFamily · 38 Days on market

Built 1920 Fair condition 4,792 sqft lot

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.0/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

Great money maker! Brick four unit building with tons of income earning potential. Roughly $2400 monthly income. Downstairs there is a two bedroom unit and a one bedroom unit. Upstairs has two two-bedroom units.

Key facts

• 4,792 sq ft lot
• Built 1920
• Listed 38 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential income property (fourplex); 2 stories
• Construction: Brick and frame construction
• Exterior features: Lot roughly 32.92 x 40 x 92.93 x 125 (0.11 acres)

Interior

• Heating & cooling: Window unit cooling
• Interior features: Partial basement

What this means for you Summary

Snapshot

• This is a 3×2bd/1ba + 1×1bd/1ba units multifamily listed at $75k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive. Per door: $560/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 42.1% 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: 164 active listings in the ZIP; 61 units permitted in Cabell County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $518 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 $21k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,740 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 4.66% ✓
• Cap rate: 42.14%
• Cash-on-cash: 128.04%
• DSCR: 6.70
• GRM: 1.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 7.22×
• Total profit: $130,596
• Equity at exit: $11,181

10-year hold

• IRR: —
• Equity multiple: 15.18×
• Total profit: $297,677
• Equity at exit: $6,484

Cash invested: $20,997 (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 25705

• Home prices YoY: -24.9%
• Active inventory: 164
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $3,492 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$733
• Net cashflow: $2,240

Break-even live

Break-even rent $656

Max offer price $74,990

Occupancy floor 31%

Sensitivity live

Price	-10% $2,292	-5% $2,266	+0% $2,240	+5% $2,215	+10% $2,189
Rent	-10% $1,965	-5% $2,103	+0% $2,240	+5% $2,378	+10% $2,516
Rate	-1.0pp $2,278	-0.5pp $2,260	base $2,240	+0.5pp $2,221	+1.0pp $2,201

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$2,667
1× unit	1	1	$824
Total (4 units)			$3,492

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: $18,748
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   statusdays on market $74,990 Pending 38 DOM
2. 2026-06-19
   days on market $74,990 Active 37 DOM
3. 2026-06-18
   days on market $74,990 Active 36 DOM
4. 2026-06-17
   days on market $74,990 Active 35 DOM
5. 2026-06-16
   days on market $74,990 Active 34 DOM
6. 2026-06-15
   days on market $74,990 Active 33 DOM
7. 2026-06-14
   days on market $74,990 Active 31 DOM
8. 2026-06-12
   days on market $74,990 Active 30 DOM
9. 2026-06-09
   days on market $74,990 Active 27 DOM
10. 2026-06-08
    days on market $74,990 Active 26 DOM
11. 2026-06-07
    days on market $74,990 Active 25 DOM
12. 2026-06-05
    days on market $74,990 Active 22 DOM
13. 2026-06-03
    days on market $74,990 Active 21 DOM
14. 2026-06-02
    days on market $74,990 Active 20 DOM
15. 2026-06-01
    days on market $74,990 Active 19 DOM
16. 2026-05-31
    days on market $74,990 Active 18 DOM
17. 2026-05-30
    days on market $74,990 Active 17 DOM
18. 2026-05-12
    listed $74,990 Active

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 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: $41,904
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$3,352
• − Management: −$3,352
• − Depreciation: −$2,182
• Taxable income: $27,317
• Est. tax owed @ 24.0%: −$6,556
• After-tax cash flow: $20,329/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.

Condition & rehab AI · 11 photos

Fair 45/100 Moderate rehab

This four-unit property requires significant repairs and updates to improve its condition and value. Immediate attention to exterior siding, interior walls, and landscaping is recommended.

Repairs flagged

• Major Exterior siding — Significant wear and tear.
• Major Interior walls — Chipped and peeling paint.
• Major Kitchen appliances — Outdated and in need of replacement.
• Major Bathroom fixtures — Dated and in need of replacement.
• Major Flooring — Worn and stained carpeting.
• Major Windows — Old and may need replacement.
• Major HVAC/mechanicals — May need maintenance or replacement.
• Major Landscaping — Overgrown and unkempt, detracting from curb appeal.

Value-add opportunities

• Both Painting and updating interior walls — Fresh paint and updated walls can significantly improve the home's appearance and value.
• Both Upgrading kitchen appliances — Modern appliances can increase both resale and rental value.
• Both Replacing dated bathroom fixtures — New fixtures can enhance both resale and rental appeal.
• Both Replacing worn flooring — Fresh flooring can improve both resale and rental value.
• Both Upgrading HVAC system — A new HVAC system can improve comfort and energy efficiency, boosting both resale and rental value.
• Both Landscaping improvements — A well-maintained yard can enhance curb appeal and attract potential buyers/tenants.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Significant wear and tear.	Major	$15,000–50,000
Interior walls · Chipped and peeling paint.	Major	$15,000–50,000
Kitchen appliances · Outdated and in need of replacement.	Major	$15,000–50,000
Bathroom fixtures · Dated and in need of replacement.	Major	$15,000–50,000
Flooring · Worn and stained carpeting.	Major	$15,000–50,000
Windows · Old and may need replacement.	Major	$15,000–50,000
HVAC/mechanicals · May need maintenance or replacement.	Major	$15,000–50,000
Landscaping · Overgrown and unkempt, detracting from curb appeal.	Major	$15,000–50,000
Total estimated repair cost · 8 items		$120,000–400,000

Value-add ROI direction

• Both Painting and updating interior walls — Fresh paint and updated walls can significantly improve the home's appearance and value. ↑
• Both Upgrading kitchen appliances — Modern appliances can increase both resale and rental value. ↑
• Both Replacing dated bathroom fixtures — New fixtures can enhance both resale and rental appeal. ↑
• Both Replacing worn flooring — Fresh flooring can improve both resale and rental value. ↑
• Both Upgrading HVAC system — A new HVAC system can improve comfort and energy efficiency, boosting both resale and rental value. ↑
• Both Landscaping improvements — A well-maintained yard can enhance curb appeal and attract potential buyers/tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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
• City population: 25,795
• Population (ZIP): 20,668

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 (89%)
• Race & ethnicity: White 89% Black 5% Two or more races 4% Hispanic / Latino 2% Asian 1%
• Common ancestry: Slovak 3% Serbian 2% Lithuanian 2%
• Foreign-born: 2%
• Languages at home: 97% 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: ▼ -57.08%
• Current HPI: 171.7797
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-12 Listed $74,990 HBRMLS