2306 Meadow Haven Dr · Huntington, WV 25704

$160,000

3 bd · 1.5 ba · 1,772 sqft · SingleFamily public records · 32 Days on market

Built 1969 0.44 ac lot $90/sqft · 30% below area Est $229k · 30% under

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Why this score? — see what drove the C- 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 +16.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• Livability +4.0/5.0
• 1% rule +3.5/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Here's a great opportunity in Spring Valley to make this 3-bedroom, 1.5-bath home your own. Offering a great layout and solid potential, this property is perfect for a buyer that wants to add their own personal touches and updates. Situated on just under half an acre, the home is set back from the road but still has a spacious and private backyard. Recent improvements include updated windows and a brand-new roof, which allows you to create your own design.

Key facts

• Updated windows
• Brand-new roof
• 0.44 acre lot

Tags

• SPACIOUS AND PRIVATE BACKYARD
• UPDATED WINDOWS
• BRAND-NEW ROOF

Property features AI

Exterior

• Parking: Off-street parking; 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Brick construction; Shingle roof
• Exterior features: Patio; Porch; Chain link fence; Level and sloped lot

Interior

• Kitchen: Range; Oven
• Flooring: Laminate flooring; Carpet flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Range and oven; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $91 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (15.4% below list).
• Recommended offer: $135k (15.4% below list) — sets the bar for 1% rule.

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.
• Wayne County Schools (rural): math 25% / reading 38% proficiency, ranked #25 of 55 in WV (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Buffalo Elementary School (math 52% / reading 47%, grade D, #49 of 377 statewide, top 16%, 407 students, 0% FRL); Buffalo Middle School (math 43% / reading 49%, grade D+, #8 of 109 statewide, top 6%, 252 students, 0% FRL); Spring Valley High School (math 17% / reading 47%, grade F, #55 of 110 statewide, top 59%, 910 students, 0% FRL) — zoned schools average 0% FRL vs 46% district-wide (46 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 78 active listings in the ZIP; 67 units permitted in Wayne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Wayne County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $32k; list at $160k implies a 392% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $135,366 (15.4% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.85% ✗
• Cap rate: 6.97%
• Cash-on-cash: 2.43%
• DSCR: 1.11
• GRM: 9.8

CMA / ARV

• ARV (median comp): $229,429
• List price: $160,000
• Delta: -30.26%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
53 Cedar Crest Dr	0.34mi	4/2.5 (+1)	1,736 (-2%)	9mo	$231,000	$133	65
49 Walnut Ln	0.14mi	3/2.0	1,936 (+9%)	16mo	$315,000	$163	63
268 Twin View Ln	0.26mi	4/2.5 (+1)	1,824 (+3%)	16mo	$228,500	$125	60
2800 Haynie Dr	0.19mi	3/2.0	2,016 (+14%)	23mo	$40,000	$20	47
62 Twin View Ln	0.36mi	3/2.5	1,600 (-10%)	22mo	$209,900	$131	45
2800 Pinehurst Ln	0.67mi	3/1.5	1,700 (-4%)	22mo	$200,000	$118	43
2725 Walkers Br	0.54mi	3/2.0	1,992 (+12%)	21mo	$160,000	$80	35

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: -12.5%
• Equity multiple: 0.55×
• Total profit: $-20,202
• Equity at exit: $23,857

10-year hold

• IRR: -3.5%
• Equity multiple: 0.77×
• Total profit: $-10,380
• Equity at exit: $13,834

Cash invested: $44,800 (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 25704

• Home prices YoY: -13.7%
• Active inventory: 78
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,354 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$73 /mo · $874/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $91

Break-even live

Break-even rent $1,239

Max offer price $160,000

Occupancy floor 88%

Sensitivity live

Price	-10% $181	-5% $136	+0% $91	+5% $46	+10% $0
Rent	-10% $-16	-5% $37	+0% $91	+5% $144	+10% $198
Rate	-1.0pp $171	-0.5pp $131	base $91	+0.5pp $49	+1.0pp $7

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-12
   status $160,000 Pending 32 DOM
2. 2026-06-09
   days on market $160,000 Active 32 DOM
3. 2026-06-08
   days on market $160,000 Active 31 DOM
4. 2026-06-07
   days on market $160,000 Active 30 DOM
5. 2026-06-05
   days on market $160,000 Active 27 DOM
6. 2026-06-03
   days on market $160,000 Active 26 DOM
7. 2026-06-02
   days on market $160,000 Active 25 DOM
8. 2026-06-01
   days on market $160,000 Active 24 DOM
9. 2026-05-31
   days on market $160,000 Active 23 DOM
10. 2026-05-30
    days on market $160,000 Active 22 DOM
11. 2026-05-08
    listed $160,000 Active 461-char remark
12. 1973-02-02
    soldstatus $32,500

ⓘ 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: $874 · $73/mo
• Projected year-2 tax: $944 · $79/mo
• Expected delta: +$70/yr (+$6/mo · 7.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $16,244
• − Mortgage interest: −$8,962
• − Property taxes: −$874
• − Insurance: −$800
• − Repairs & maintenance: −$1,300
• − Management: −$1,300
• − Depreciation: −$4,655
• Taxable loss: −$1,647
• Est. tax savings @ 24.0%: +$395
• After-tax cash flow: $1,485/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: Wayne County Schools
• NCES district ID: 5401500
• Math proficiency: 25% ▼ -15.00%
• Reading proficiency: 38% ▼ -10.00%
• Median HH income: $36,283
• Composite: 26.08/100
• National rank: #7297
• State rank: #25 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

• City population: 25,795
• Population (ZIP): 14,413

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 38,267 people
• By 2030: 36,578 · -4.4%
• By 2040: 33,034 · -13.7%
• By 2050: 29,671 · -22.5%
• By 2075: 22,901 · -40.2%
• By 2100: 17,421 · -54.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Black 2%
• Common ancestry: Italian 3% Serbian 2% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Wayne

• 2024 margin: Solid R (+53.4) · D 22.4% · R 75.8% · Other 1.8%
• 2008→2024 swing: -35.1pp toward R · 2008: -18.2pp · 2024: -53.4pp
• All cycles: 2024: R+53.4 2020: R+50.1 2016: R+51.3 2012: R+27.0 2008: R+18.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -32.21%
• Current HPI: 202.1322
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+392.3% since first listed

3 events — show timeline

• 2026-06-09 Pending — HBRMLS
• 2026-05-08 Listed $160,000 HBRMLS
• 1973-02-02 Sold (Public Records) $32,500 Public Records

Property tax history

+8.9%/yr

Latest (2025): $874 · +8.4% YoY. Source: county tax records.