3302 Thomas Ave · Huntington, WV 25705

$119,900

3 bd · 1.5 ba · 1,363 sqft · SingleFamily public records · 32 Days on market

Built 1951 6,970 sqft lot Est $153k · 21% under

---

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 +25.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +6.3/10.0
• Livability +4.0/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Huntington area gem! A great opportunity to own this 3-bedroom, 2-bath home offering an updated metal roof, attached 1-car garage, and a versatile layout with a first-floor bedroom. Enjoy a spacious gathering room with fireplace and a covered front porch, conveniently located to shopping, hospitals, and the interstate.

Key facts

• Covered front porch
• First-floor bedroom
• Updated metal roof

Tags

• UPDATED METAL ROOF
• FIRST-FLOOR BEDROOM
• SPACIOUS GATHERING ROOM
• COVERED FRONT PORCH
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Listing broker: Old Colony, Realtors of Htgn

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residential property
• Construction: Frame construction
• Exterior features: Metal roof; Lot approximately 0.16 acres

Interior

• Bedrooms: 7 total rooms ( bedroom count not specified )
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Carpet and vinyl flooring; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $288 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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: Explorer Academy (math 22% / reading 27%, grade F, #287 of 377 statewide, top 85%, 406 students, 0% FRL); Huntington East Middle School (math 18% / reading 32%, grade F, #81 of 109 statewide, top 76%, 585 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: 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 $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1951 — 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 $116,303 (3.0% 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 3% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — 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: 1.13% ✓
• Cap rate: 9.18%
• Cash-on-cash: 10.30%
• DSCR: 1.46
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $152,656
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
155 Larkspur Dr	0.34mi	3/1.0	1,336 (-2%)	1mo	$120,000	$90	78
109 Gilbert St	0.37mi	2/1.5 (-1)	1,324 (-3%)	3mo	$132,000	$100	71
1729 Arlington Blvd	0.19mi	4/2.0 (+1)	1,476 (+8%)	1mo	$164,900	$112	70
1770 Woodward Ter	0.28mi	3/1.0	1,280 (-6%)	6mo	$146,000	$114	70
49 Blossom Dr	0.25mi	3/1.5	1,248 (-8%)	6mo	$22,000	$18	69
906 Norway Ave	0.33mi	2/1.0 (-1)	1,412 (+4%)	3mo	$70,000	$50	69
1778 Woodward Ter	0.31mi	3/1.0	1,222 (-10%)	5mo	$147,000	$120	62
2918 Thomas Ave	0.12mi	4/2.5 (+1)	1,523 (+12%)	8mo	$150,000	$98	59
1137 Norway Ave	0.70mi	2/1.0 (-1)	1,400 (+3%)	4mo	$35,000	$25	53
3044 Wallace Cir	0.56mi	3/1.5	1,219 (-11%)	4mo	$165,000	$135	52
2779 Saltwell Rd	0.52mi	3/2.0	1,500 (+10%)	5mo	$180,000	$120	52
3638 Crane Ave	0.56mi	3/1.0	1,172 (-14%)	12mo	$160,000	$137	39

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: -0.8%
• Equity multiple: 0.97×
• Total profit: $-1,079
• Equity at exit: $17,877

10-year hold

• IRR: 8.8%
• Equity multiple: 1.68×
• Total profit: $22,672
• Equity at exit: $10,367

Cash invested: $33,572 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,359 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$107 /mo · $1,282/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $288

Break-even live

Break-even rent $994

Max offer price $119,900

Occupancy floor 74%

Sensitivity live

Price	-10% $356	-5% $322	+0% $288	+5% $254	+10% $220
Rent	-10% $181	-5% $235	+0% $288	+5% $342	+10% $396
Rate	-1.0pp $349	-0.5pp $319	base $288	+0.5pp $257	+1.0pp $226

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-08
   days on market $119,900 Active 32 DOM
2. 2026-06-07
   days on market $119,900 Active 31 DOM
3. 2026-06-05
   days on market $119,900 Active 28 DOM
4. 2026-06-03
   days on market $119,900 Active 27 DOM
5. 2026-06-02
   days on market $119,900 Active 26 DOM
6. 2026-06-01
   days on market $119,900 Active 25 DOM
7. 2026-05-31
   days on market $119,900 Active 24 DOM
8. 2026-05-30
   days on market $119,900 Active 23 DOM
9. 2026-05-07
   status Active 321-char remark

   Show marketing remark (321 chars)

   Huntington area gem! A great opportunity to own this 3-bedroom, 2-bath home offering an updated metal roof, attached 1-car garage, and a versatile layout with a first-floor bedroom. Enjoy a spacious gathering room with fireplace and a covered front porch, conveniently located to shopping, hospitals, and the interstate.

10. 2026-05-07
    listed $119,900 Active

    Show marketing remark (321 chars)

    Huntington area gem! A great opportunity to own this 3-bedroom, 2-bath home offering an updated metal roof, attached 1-car garage, and a versatile layout with a first-floor bedroom. Enjoy a spacious gathering room with fireplace and a covered front porch, conveniently located to shopping, hospitals, and the interstate.

11. 2026-02-05
    listed $119,900 Active
12. 2026-02-04
    listed $119,900 Active 321-char remark

    Show marketing remark (321 chars)

    Huntington area gem! A great opportunity to own this 3-bedroom, 2-bath home offering an updated metal roof, attached 1-car garage, and a versatile layout with a first-floor bedroom. Enjoy a spacious gathering room with fireplace and a covered front porch, conveniently located to shopping, hospitals, and the interstate.

ⓘ 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: $1,282 · $107/mo
• Projected year-2 tax: $1,282 · $107/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 4/10 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: $16,310
• − Mortgage interest: −$6,716
• − Property taxes: −$1,282
• − Insurance: −$600
• − Repairs & maintenance: −$1,305
• − Management: −$1,305
• − Depreciation: −$3,488
• Taxable income: $1,615
• Est. tax owed @ 24.0%: −$388
• After-tax cash flow: $3,071/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

• 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

+0.0% since first listed

4 events — show timeline

• 2026-05-07 Relisted — HBRMLS
• 2026-05-07 Listed $119,900 KVBOR
• 2026-02-05 Listed $119,900 KVBOR
• 2026-02-04 Listed $119,900 HBRMLS

Property tax history

+2.1%/yr

Latest (2025): $1,282 · +9.3% YoY. Source: county tax records.