1908 12th Ave · Huntington, WV 25701

$25,900

3 bd · 1.5 ba · 1,584 sqft · SingleFamily public records · 222 Days on market

Built 1909 ↓ 53% since listing

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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
• Rent growth +5.0/5.0
• Livability +4.0/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Huntington, WV 3 bedroom 2 bath home, needs work, fenced yard. Has new metal roof.

Key facts

• New metal roof
• Fenced yard
• Built 1909

Tags

• FENCED YARD
• NEW METAL ROOF

Property features AI

Exterior

• Home design: Residential property
• Construction: Block foundation; Built using standard residential construction materials
• Exterior features: Metal roof

Interior

• Flooring: Hardwood; Vinyl; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating system specified; No cooling system specified
• Interior features: Laminate countertops; Hardwood, vinyl, and laminate flooring; Total of 8 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $26k.

Deal economics

• At list price, monthly cash flow is $877 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $26k).
• Recommended offer: $23k (12.0% below list) — sets the bar for market timing.
• Cap rate 46.9% 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: Rents rising fast (+10.6%/yr); 127 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $179 of loan paydown is wiped out by about $777 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% 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 222 days — a 12% lower offer ($23k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $14k (35%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1909 — 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 $22,792 (12.0% below list)

Questions for the listing agent

1. It's been on market 222 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1909 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 5.35% ✓
• Cap rate: 46.93%
• Cash-on-cash: 145.12%
• DSCR: 7.46
• GRM: 1.6

CMA / ARV

• ARV (on-the-fly): $137,808
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1830 Hall Ave	0.10mi	3/1.5	1,520 (-4%)	3mo	$3,000	$2	86
1739 Doulton Ave	0.19mi	4/2.0 (+1)	1,530 (-3%)	3mo	$144,900	$95	76
1819 Magnolia Ln	0.43mi	3/1.5	1,540 (-3%)	7mo	$115,000	$75	69
1666 Glenway Ln	0.53mi	3/2.0	1,534 (-3%)	1mo	$179,000	$117	67
1953 Underwood Ave	0.47mi	3/2.0	1,655 (+4%)	3mo	$143,344	$87	66
1536 18th St	0.27mi	3/2.0	1,428 (-10%)	4mo	$103,000	$72	65
1307 13th St	0.72mi	3/1.5	1,568 (-1%)	2mo	$198,000	$126	64
2102 8th Ave	0.42mi	3/1.0	1,768 (+12%)	0mo	$22,000	$12	59
1333 14th St	0.64mi	3/1.0	1,685 (+6%)	0mo	$113,141	$67	57
2069 Enslow Ave	0.57mi	3/1.5	1,403 (-11%)	8mo	$230,000	$164	47
624 15th St	0.73mi	4/2.0 (+1)	1,415 (-11%)	1mo	$89,000	$63	41
1502 Washington Blvd	0.72mi	3/2.0	1,390 (-12%)	5mo	$187,000	$135	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 9.14×
• Total profit: $59,022
• Equity at exit: $3,862

10-year hold

• IRR: —
• Equity multiple: 22.62×
• Total profit: $156,808
• Equity at exit: $2,239

Cash invested: $7,252 (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 25701

• Home prices YoY: -8.7%
• Rents YoY: 10.6%
• Active inventory: 127
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $1,385 medium
• Mortgage (P&I): −$136
• Tax from tax record: −$70 /mo · $845/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $877

Break-even live

Break-even rent $275

Max offer price $25,900

Occupancy floor 32%

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: $6,475
• Closing costs: $777
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2489 1st Ave Unit 108 A Huntington, WV	2.0	1.5	1600	$1,495	$0.93	44d	1	1.22mi

Listing history 25 events

1. 2026-06-19
   days on market $25,900 Active 222 DOM
2. 2026-06-18
   days on market $25,900 Active 221 DOM
3. 2026-06-17
   days on market $25,900 Active 220 DOM
4. 2026-06-16
   days on market $25,900 Active 219 DOM
5. 2026-06-15
   days on market $25,900 Active 218 DOM
6. 2026-06-14
   days on market $25,900 Active 216 DOM
7. 2026-06-12
   days on market $25,900 Active 215 DOM
8. 2026-06-09
   days on market $25,900 Active 212 DOM
9. 2026-06-08
   days on market $25,900 Active 211 DOM
10. 2026-06-07
    days on market $25,900 Active 210 DOM
11. 2026-06-05
    days on market $25,900 Active 207 DOM
12. 2026-06-03
    days on market $25,900 Active 206 DOM
13. 2026-06-02
    days on market $25,900 Active 205 DOM
14. 2026-06-01
    days on market $25,900 Active 204 DOM
15. 2026-05-31
    days on market $25,900 Active 203 DOM
16. 2026-05-30
    days on market $25,900 Active 202 DOM
17. 2026-04-30
    price $25,900
18. 2026-03-21
    price $27,900
19. 2026-02-13
    price $29,900
20. 2026-01-01
    price $32,900
21. 2025-12-09
    price $34,900
22. 2025-11-09
    listed $39,900 Active
23. 2020-04-06
    soldstatus $43,000
24. 2020-04-03
    soldstatus $43,000
25. 2020-02-28
    listed $55,000

ⓘ 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: $845 · $70/mo
• Projected year-2 tax: $845 · $70/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 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: $16,618
• − Mortgage interest: −$1,451
• − Property taxes: −$845
• − Insurance: −$130
• − Repairs & maintenance: −$1,329
• − Management: −$1,329
• − Depreciation: −$753
• Taxable income: $10,780
• Est. tax owed @ 24.0%: −$2,587
• After-tax cash flow: $7,937/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): 21,197
• Household income: $56,292
• Rent vs Own: 41.2% rent · 58.8% own
• Severe rent burden: 1186.0

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 8% Two or more races 6% Hispanic / Latino 2% Asian 2%
• Common ancestry: Slovak 4% Italian 2% Serbian 2%
• Foreign-born: 2% · China
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1% Chinese 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: ▼ -19.39%
• Current HPI: 202.9629
• Rent YoY: ▲ 10.58%
• Metro: Huntington-Ashland, WV-KY-OH
• State GDP YoY: —
• F500 in state: 0

Price history

-52.9% since first listed

9 events — show timeline

• 2026-04-30 Price Changed $25,900 GVBOR
• 2026-03-21 Price Changed $27,900 GVBOR
• 2026-02-13 Price Changed $29,900 GVBOR
• 2026-01-01 Price Changed $32,900 GVBOR
• 2025-12-09 Price Changed $34,900 GVBOR
• 2025-11-09 Listed $39,900 GVBOR
• 2020-04-06 Sold (Public Records) $43,000 Public Records
• 2020-04-03 Sold (MLS) $43,000 HBRMLS
• 2020-02-28 Listed $55,000 HBRMLS

Property tax history

+2.6%/yr

Latest (2025): $845 · +119.9% YoY. Source: county tax records.