916 23rd St · Huntington, WV 25703

$99,900

3 bd · 2.0 ba · 1,143 sqft · SingleFamily public records · 35 Days on market

Built 1916 2,000 sqft lot ↓ 5% since listing

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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 +27.8/30.0
• DSCR +9.8/10.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• 1% rule +7.0/10.0
• Livability +4.0/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Lovingly maintained by the same family for over seven decades, this charming 3 bedroom, 2 bath home is full of warmth and character. Step inside to find original hardwood floors in the main living areas, offering timeless appeal, while all three bedrooms feature brand new carpeting for added comfort. This home has been thoughtfully updated with new vinyl windows throughout, enhancing energy efficiency and natural light. Outside you'll enjoy a fully fenced yard - perfect for pets, play, or relaxing evenings - along with the convenience of a one-car garage. This well-cared for home is a rare opportunity to own a property with true history and pride of ownership. Ready for its next chapter! Ph

Key facts

• New vinyl windows
• Fully fenced yard
• 2,000 sq ft lot

Tags

• ORIGINAL HARDWOOD FLOORS
• NEW VINYL WINDOWS
• FULLY FENCED YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $304 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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: 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: Southside Elementary (math 37% / reading 42%, grade F, #108 of 377 statewide, top 33%, 400 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: 15 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 61 units permitted in Cabell County in 2024 (5 in 5+ unit buildings).
• At $1,195/mo this rent would consume 59% 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 $6k of equity ($691 loan paydown + $5k appreciation (4.9% local appreciation)).
• At projected returns (4.9% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1916 — 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 $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 1916 — 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: 1.20% ✓
• Cap rate: 9.94%
• Cash-on-cash: 13.02%
• DSCR: 1.58
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $66,294
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
916 23rd St	0.00mi	3/2.0	1,143 (0%)	0mo	$106,900	$94	100
2204 9th Ave	0.11mi	2/1.0 (-1)	1,218 (+7%)	11mo	$101,000	$83	66
1837 Rural Ave	0.56mi	3/1.0	1,112 (-3%)	14mo	$98,000	$88	54
1211 26th St	0.38mi	2/2.0 (-1)	1,077 (-6%)	17mo	$63,555	$59	53
403 Cabell Ct	0.56mi	3/1.0	1,167 (+2%)	18mo	$34,500	$30	52
1239 25th St	0.48mi	3/2.0	1,224 (+7%)	19mo	$18,000	$15	50
1743 Buffington Ave	0.61mi	3/1.0	1,008 (-12%)	3mo	$32,500	$32	45
306 Davis St	0.69mi	3/1.5	1,232 (+8%)	11mo	$71,900	$58	44
2856 Overlook Dr	0.71mi	3/2.0	1,276 (+12%)	8mo	$141,500	$111	40
9 Kirk Pl	0.61mi	3/1.0	1,248 (+9%)	14mo	$25,000	$20	40
1736 10th Ave	0.53mi	4/1.0 (+1)	1,288 (+13%)	10mo	$60,000	$47	37
174 Oney Ave	0.60mi	2/1.0 (-1)	1,030 (-10%)	14mo	$29,000	$28	35

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: 23.9%
• Equity multiple: 2.50×
• Total profit: $41,830
• Equity at exit: $56,064

10-year hold

• IRR: 23.3%
• Equity multiple: 4.93×
• Total profit: $109,979
• Equity at exit: $96,309

Cash invested: $27,972 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,195 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$75 /mo · $897/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $304

Break-even live

Break-even rent $810

Max offer price $99,900

Occupancy floor 70%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1739 6th Ave Huntington, WV	1.0–2.0	1.0	825	$925	$1.12	43d	1	0.63mi

Listing history 3 events

1. 2026-04-25
   status Pending
2. 2026-04-13
   price $99,900
3. 2026-03-20
   listed $104,900 Active

ⓘ 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: $897 · $75/mo
• Projected year-2 tax: $897 · $75/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 · 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: $14,337
• − Mortgage interest: −$5,596
• − Property taxes: −$897
• − Insurance: −$500
• − Repairs & maintenance: −$1,147
• − Management: −$1,147
• − Depreciation: −$2,906
• Taxable income: $2,144
• Est. tax owed @ 24.0%: −$514
• After-tax cash flow: $3,128/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

-4.8% since first listed

3 events — show timeline

• 2026-04-25 Pending — HBRMLS
• 2026-04-13 Price Changed $99,900 HBRMLS
• 2026-03-20 Listed $104,900 HBRMLS

Property tax history

+0.8%/yr

Latest (2025): $897 · +10.1% YoY. Source: county tax records.