2331 9th Ave · Huntington, WV 25703

$95,000

4 bd · 2.0 ba · 1,300 sqft · SingleFamily public records · 36 Days on market

Built 1900 6,098 sqft lot Est $94k · at est.

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Appreciation +7.5/10.0
• ARV discount +6.8/15.0
• Livability +4.0/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Cash Flow meets charm in this triplex investment property featuring a spacious 3-bedroom, 1.5-bath main home plus two income-producing apartments above the garage. The main residence is loaded with character and warmth, highlighted by a beautiful fireplace that creates a timeless focal point. Primary home features 5-year-old roof, newer floor furnace, newer windows and newer water lines. Best of all, the garage apartments are currently generating $1,205 per month in rental income, creating immediate cash flow before you ever rent the house itself. Tenants pay for their utilities. Whether you're looking to owner-occupy while offsetting your mortgage, expand your rental portfolio, or maximize returns with three rentable units, this property offers flexibility and strong potential.

Key facts

• 5 year old roof
• Newer water lines
• Newer windows

Tags

• TRIPLEX INVESTMENT PROPERTY
• INCOME PRODUCING APARTMENTS
• 5 YEAR OLD ROOF
• NEWER FLOOR FURNACE
• NEWER WINDOWS
• NEWER WATER LINES

Property features AI

Exterior

• Parking: Detached garage; Two garage spaces; On-street parking
• Utilities: Public water; Public sewer
• Home design: Residential income property (triplex)
• Construction: Block and vinyl siding construction
• Exterior features: Metal roof; Lot dimensions approximately 30 x 30 x 200 x 200

Interior

• Heating & cooling: Floor furnace heating; Window air conditioning units
• Interior features: No basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $459 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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: 15 active listings in the ZIP; lower-income renter base — watch delinquency; 61 units permitted in Cabell County in 2024 (5 in 5+ unit buildings).
• At $1,373/mo this rent would consume 68% of the median local household income ($24k/yr) (locally 813% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $5k of equity ($657 loan paydown + $5k appreciation (4.9% local appreciation)).
• At projected returns (4.9% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 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 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1900 — 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: 1.45% ✓
• Cap rate: 12.09%
• Cash-on-cash: 20.70%
• DSCR: 1.92
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $93,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
916 23rd St	0.05mi	3/2.0 (-1)	1,143 (-12%)	0mo	$106,900	$94	72
1736 10th Ave	0.57mi	4/1.0	1,288 (-1%)	10mo	$60,000	$47	60
160 Davis St	0.66mi	4/2.0	1,344 (+3%)	6mo	$106,000	$79	58
2856 Overlook Dr	0.68mi	3/2.0 (-1)	1,276 (-2%)	8mo	$141,500	$111	53
10 Parkwood Rd	0.39mi	3/2.5 (-1)	1,458 (+12%)	10mo	$195,000	$134	46
9 Kirk Pl	0.57mi	3/1.0 (-1)	1,248 (-4%)	14mo	$25,000	$20	46
306 Davis St	0.69mi	3/1.5 (-1)	1,232 (-5%)	11mo	$71,900	$58	43
148 Baer St	0.57mi	3/1.0 (-1)	1,368 (+5%)	16mo	$95,000	$69	42
1536 18th St	0.74mi	3/2.0 (-1)	1,428 (+10%)	4mo	$103,000	$72	41
403 Cabell Ct	0.52mi	3/1.0 (-1)	1,167 (-10%)	18mo	$34,500	$30	35
1837 Rural Ave	0.61mi	3/1.0 (-1)	1,112 (-14%)	14mo	$98,000	$88	27
2633 4th Avenue Ave	0.69mi	3/1.0 (-1)	1,490 (+15%)	11mo	$100,000	$67	25

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.91% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.7%
• Equity multiple: 2.90×
• Total profit: $50,638
• Equity at exit: $53,314

10-year hold

• IRR: 29.4%
• Equity multiple: 5.81×
• Total profit: $128,063
• Equity at exit: $91,585

Cash invested: $26,600 (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 25703

• Home prices YoY: 3.0%
• Active inventory: 15
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,373 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$88 /mo · $1,053/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $459

Break-even live

Break-even rent $792

Max offer price $95,000

Occupancy floor 62%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $95,000 Active 36 DOM
2. 2026-06-18
   days on market $95,000 Active 35 DOM
3. 2026-06-17
   days on market $95,000 Active 34 DOM
4. 2026-06-16
   days on market $95,000 Active 33 DOM
5. 2026-06-15
   days on market $95,000 Active 32 DOM
6. 2026-06-14
   days on market $95,000 Active 30 DOM
7. 2026-06-12
   days on market $95,000 Active 29 DOM
8. 2026-06-09
   days on market $95,000 Active 26 DOM
9. 2026-06-08
   days on market $95,000 Active 25 DOM
10. 2026-06-07
    days on market $95,000 Active 24 DOM
11. 2026-06-05
    days on market $95,000 Active 21 DOM
12. 2026-06-03
    status $95,000 Active 20 DOM
13. 2026-05-21
    status Pending 789-char remark

    Show marketing remark (789 chars)

    Cash Flow meets charm in this triplex investment property featuring a spacious 3-bedroom, 1.5-bath main home plus two income-producing apartments above the garage. The main residence is loaded with character and warmth, highlighted by a beautiful fireplace that creates a timeless focal point. Primary home features 5-year-old roof, newer floor furnace, newer windows and newer water lines. Best of all, the garage apartments are currently generating $1,205 per month in rental income, creating immediate cash flow before you ever rent the house itself. Tenants pay for their utilities. Whether you're looking to owner-occupy while offsetting your mortgage, expand your rental portfolio, or maximize returns with three rentable units, this property offers flexibility and strong potential.

14. 2026-05-21
    status Pending

    Show marketing remark (789 chars)

    Cash Flow meets charm in this triplex investment property featuring a spacious 3-bedroom, 1.5-bath main home plus two income-producing apartments above the garage. The main residence is loaded with character and warmth, highlighted by a beautiful fireplace that creates a timeless focal point. Primary home features 5-year-old roof, newer floor furnace, newer windows and newer water lines. Best of all, the garage apartments are currently generating $1,205 per month in rental income, creating immediate cash flow before you ever rent the house itself. Tenants pay for their utilities. Whether you're looking to owner-occupy while offsetting your mortgage, expand your rental portfolio, or maximize returns with three rentable units, this property offers flexibility and strong potential.

15. 2026-05-01
    listed $95,000 Active 789-char remark

    Show marketing remark (789 chars)

    Cash Flow meets charm in this triplex investment property featuring a spacious 3-bedroom, 1.5-bath main home plus two income-producing apartments above the garage. The main residence is loaded with character and warmth, highlighted by a beautiful fireplace that creates a timeless focal point. Primary home features 5-year-old roof, newer floor furnace, newer windows and newer water lines. Best of all, the garage apartments are currently generating $1,205 per month in rental income, creating immediate cash flow before you ever rent the house itself. Tenants pay for their utilities. Whether you're looking to owner-occupy while offsetting your mortgage, expand your rental portfolio, or maximize returns with three rentable units, this property offers flexibility and strong potential.

16. 2026-05-01
    listed $95,000 Active

    Show marketing remark (789 chars)

    Cash Flow meets charm in this triplex investment property featuring a spacious 3-bedroom, 1.5-bath main home plus two income-producing apartments above the garage. The main residence is loaded with character and warmth, highlighted by a beautiful fireplace that creates a timeless focal point. Primary home features 5-year-old roof, newer floor furnace, newer windows and newer water lines. Best of all, the garage apartments are currently generating $1,205 per month in rental income, creating immediate cash flow before you ever rent the house itself. Tenants pay for their utilities. Whether you're looking to owner-occupy while offsetting your mortgage, expand your rental portfolio, or maximize returns with three rentable units, this property offers flexibility and strong potential.

ⓘ 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: $1,053 · $88/mo
• Projected year-2 tax: $1,053 · $88/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 2/10 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: $16,473
• − Mortgage interest: −$5,321
• − Property taxes: −$1,053
• − Insurance: −$475
• − Repairs & maintenance: −$1,318
• − Management: −$1,318
• − Depreciation: −$2,764
• Taxable income: $4,224
• Est. tax owed @ 24.0%: −$1,014
• After-tax cash flow: $4,493/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): 4,598
• Household income: $24,139
• Rent vs Own: 83.4% rent · 16.6% own
• Severe rent burden: 813.0

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 9% Two or more races 6% Asian 2% Hispanic / Latino 1%
• Common ancestry: Slovak 3% Romanian 1% Lithuanian 1%
• Foreign-born: 2% · Philippines, Canada, China
• Languages at home: 98% 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: ▲ 4.91%
• Current HPI: 166.7429
• Rent YoY: —
• Metro: Huntington-Ashland, WV-KY-OH
• State GDP YoY: —
• F500 in state: 0

Price history

+0.0% since first listed

4 events — show timeline

• 2026-05-21 Pending — HBRMLS
• 2026-05-21 Pending — KVBOR
• 2026-05-01 Listed $95,000 KVBOR
• 2026-05-01 Listed $95,000 HBRMLS

Property tax history

+1.4%/yr

Latest (2025): $1,053 · +11.0% YoY. Source: county tax records.