417 W 5th Ave · Huntington, WV 25701

$12,900

4 bd · 2.0 ba · 1,488 sqft · MultiFamily public records · 297 Days on market

Built 1950 ↓ 32% 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Huntington, WV Occupied Duplex, both units 1 up 1 down.

Key facts

• Built 1950
• Listed 296 days

Property features AI

Exterior

• Home design: Residential property
• Construction: Block foundation; Built with shingle roof
• Exterior features: Shingle roof

Interior

• Flooring: Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating; No cooling
• Interior features: Laminate and vinyl flooring; 10 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $13k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $13k).
• Recommended offer: $11k (12.0% below list) — sets the bar for market timing.
• Cap rate 103.8% 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).
• This rent runs 31% of the median local income ($56k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $89 of loan paydown is wiped out by about $387 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 297 days — a 12% lower offer ($11k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $11,352 (12.0% below list)

Questions for the listing agent

1. It's been on market 297 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 1950 — 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. 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?
7. 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.
8. 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.
9. 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: 11.16% ✓
• Cap rate: 103.77%
• Cash-on-cash: 348.12%
• DSCR: 16.49
• GRM: 0.7

CMA / ARV

• ARV (on-the-fly): $136,896
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
328 6th Ave Ave W	0.08mi	4/2.0	1,664 (+12%)	22mo	$110,000	$66	58
516-518 4th St	0.63mi	4/2.0	1,604 (+8%)	17mo	$148,000	$92	43

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: 21.01×
• Total profit: $72,274
• Equity at exit: $1,923

10-year hold

• IRR: —
• Equity multiple: 51.82×
• Total profit: $183,576
• Equity at exit: $1,115

Cash invested: $3,612 (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: 0.7×

Monthly cashflow live

• Estimated rent: $1,439 medium
• Mortgage (P&I): −$68
• Tax est. 1.5%: −$16 /mo · $194/yr
• Insurance: −$5
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $1,048

Break-even live

Break-even rent $113

Max offer price $12,900

Occupancy floor 22%

Sensitivity live

Price	-10% $1,057	-5% $1,052	+0% $1,048	+5% $1,043	+10% $1,039
Rent	-10% $934	-5% $991	+0% $1,048	+5% $1,105	+10% $1,162
Rate	-1.0pp $1,054	-0.5pp $1,051	base $1,048	+0.5pp $1,044	+1.0pp $1,041

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: $3,225
• Closing costs: $387
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
457 Overby Rd Huntington, WV	3.0	1.5	1724	$1,250	$0.73	44d	1	1.39mi

Listing history 25 events

1. 2026-06-19
   days on market $12,900 Active 297 DOM
2. 2026-06-18
   days on market $12,900 Active 296 DOM
3. 2026-06-17
   days on market $12,900 Active 295 DOM
4. 2026-06-16
   days on market $12,900 Active 294 DOM
5. 2026-06-15
   days on market $12,900 Active 293 DOM
6. 2026-06-14
   days on market $12,900 Active 291 DOM
7. 2026-06-12
   days on market $12,900 Active 290 DOM
8. 2026-06-09
   days on market $12,900 Active 287 DOM
9. 2026-06-08
   days on market $12,900 Active 286 DOM
10. 2026-06-07
    days on market $12,900 Active 285 DOM
11. 2026-06-05
    days on market $12,900 Active 282 DOM
12. 2026-06-03
    days on market $12,900 Active 281 DOM
13. 2026-06-02
    days on market $12,900 Active 280 DOM
14. 2026-06-01
    days on market $12,900 Active 279 DOM
15. 2026-05-31
    days on market $12,900 Active 278 DOM
16. 2026-05-30
    days on market $12,900 Active 277 DOM
17. 2026-04-30
    price $12,900
18. 2026-03-21
    price $15,900
19. 2026-03-06
    price $16,900
20. 2026-02-13
    price $11,900
21. 2026-01-01
    price $12,900
22. 2025-12-09
    price $14,900
23. 2025-11-10
    price $16,900
24. 2025-09-25
    price $17,900
25. 2025-08-26
    listed $18,900 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 19 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: $17,271
• − Mortgage interest: −$723
• − Property taxes: −$194
• − Insurance: −$64
• − Repairs & maintenance: −$1,382
• − Management: −$1,382
• − Depreciation: −$375
• Taxable income: $13,151
• Est. tax owed @ 24.0%: −$3,156
• After-tax cash flow: $9,418/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

-31.7% since first listed

9 events — show timeline

• 2026-04-30 Price Changed $12,900 GVBOR
• 2026-03-21 Price Changed $15,900 GVBOR
• 2026-03-06 Price Changed $16,900 GVBOR
• 2026-02-13 Price Changed $11,900 GVBOR
• 2026-01-01 Price Changed $12,900 GVBOR
• 2025-12-09 Price Changed $14,900 GVBOR
• 2025-11-10 Price Changed $16,900 GVBOR
• 2025-09-25 Price Changed $17,900 GVBOR
• 2025-08-26 Listed $18,900 GVBOR

Property tax history

-0.8%/yr

Latest (2025): $860 · +11.1% YoY. Source: county tax records.