302 W 9th Street West St · Huntington, WV 25704

$88,300

3 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 14 Days on market

Built 1954 3,500 sqft lot Est $79k · 12% over

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Why this score? — see what drove the C+ 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 +8.4/10.0
• Livability +4.0/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.2/15.0
• Appreciation +0.0/10.0

Listing remarks

Corner lot, backyard privacy fence with white vinyl fencing. Storage units and fire pit. Newer windows with transferable warranty. Carport with off street parking.

Key facts

• Off street parking
• Carport
• Storage units

Tags

• BACKYARD PRIVACY FENCE
• STORAGE UNITS
• FIRE PIT
• NEWER WINDOWS
• CARPORT
• OFF STREET PARKING

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Metal roof
• Exterior features: Patio; Storm door(s); Level lot

Interior

• Kitchen: Range/Oven; Microwave; Dishwasher not listed
• Flooring: Laminate; Vinyl; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Washer and Dryer; Microwave; Range/Oven; Laminate, vinyl, and wood flooring; Crawl space basement
• Laundry & utility: Washer and Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $403 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Cap rate 11.8% 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: Central City Elementary School (math 22% / reading 22%, grade F, #324 of 377 statewide, top 89%, 407 students, 0% FRL); Huntington Middle School (math 21% / reading 35%, grade F, #66 of 109 statewide, top 63%, 647 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: 78 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 $610 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,300

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.34% ✓
• Cap rate: 11.77%
• Cash-on-cash: 19.56%
• DSCR: 1.87
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $79,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12 Washington Ct	0.04mi	3/1.0	984 (-5%)	9mo	$90,550	$92	82
928 Monroe Ave Ave	0.39mi	3/1.0	1,040 (0%)	3mo	$79,000	$76	79
920 R Jefferson Ave	0.24mi	2/1.0 (-1)	968 (-7%)	4mo	$39,500	$41	69
6 Ferrell Ct	0.40mi	2/1.0 (-1)	1,065 (+2%)	5mo	$20,000	$19	68
229 Adams Ave	0.65mi	3/1.0	1,026 (-1%)	2mo	$35,300	$34	66
136 Township Road 1097	0.45mi	2/2.0 (-1)	1,039 (-0%)	10mo	$169,900	$164	61
716 4th st West St	0.64mi	2/1.0 (-1)	1,078 (+4%)	13mo	$98,000	$91	48
18 Private Drive 149 Unit 4	0.57mi	2/1.5 (-1)	988 (-5%)	15mo	$74,000	$75	46
224 Carrington Ct	0.69mi	2/1.0 (-1)	1,046 (+1%)	21mo	$67,500	$65	44
809 W 11th St	0.42mi	2/1.0 (-1)	895 (-14%)	10mo	$33,500	$37	44
226 Carrington Ct	0.68mi	2/1.0 (-1)	884 (-15%)	9mo	$70,000	$79	31
117 Township Road 1213	0.69mi	2/1.0 (-1)	900 (-14%)	12mo	$133,000	$148	30

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: 11.6%
• Equity multiple: 1.46×
• Total profit: $11,335
• Equity at exit: $13,166

10-year hold

• IRR: 20.5%
• Equity multiple: 2.73×
• Total profit: $42,810
• Equity at exit: $7,635

Cash invested: $24,724 (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 25704

• Home prices YoY: -13.7%
• Active inventory: 78
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,186 medium
• Mortgage (P&I): −$463
• Tax from tax record: −$34 /mo · $409/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $403

Break-even live

Break-even rent $676

Max offer price $88,300

Occupancy floor 61%

Sensitivity live

Price	-10% $453	-5% $428	+0% $403	+5% $378	+10% $353
Rent	-10% $309	-5% $356	+0% $403	+5% $450	+10% $497
Rate	-1.0pp $448	-0.5pp $426	base $403	+0.5pp $380	+1.0pp $357

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: $22,075
• Closing costs: $2,649
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-22
   days on market $88,300 Active 14 DOM
2. 2026-06-21
   days on market $88,300 Active 13 DOM
3. 2026-06-19
   days on market $88,300 Active 11 DOM
4. 2026-06-18
   days on market $88,300 Active 10 DOM
5. 2026-06-17
   days on market $88,300 Active 9 DOM
6. 2026-06-16
   days on market $88,300 Active 8 DOM
7. 2026-06-15
   days on market $88,300 Active 7 DOM
8. 2026-06-14
   days on market $88,300 Active 5 DOM
9. 2026-06-12
   days on market $88,300 Active 4 DOM
10. 2026-06-09
    remarks 163-char remark
11. 2026-06-09
    listed $88,300 Active 1 DOM

ⓘ 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: $409 · $34/mo
• Projected year-2 tax: $521 · $43/mo
• Expected delta: +$112/yr (+$9/mo · 27.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 72% 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: $14,233
• − Mortgage interest: −$4,946
• − Property taxes: −$409
• − Insurance: −$442
• − Repairs & maintenance: −$1,139
• − Management: −$1,139
• − Depreciation: −$2,569
• Taxable income: $3,590
• Est. tax owed @ 24.0%: −$862
• After-tax cash flow: $3,975/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
• City population: 25,795
• Population (ZIP): 14,413

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 (93%)
• Race & ethnicity: White 93% Two or more races 5% Black 2%
• Common ancestry: Italian 3% Serbian 2% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · French/Haitian/Cajun 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: ▼ -32.21%
• Current HPI: 202.1322
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-08 Listed $88,300 HBRMLS

Property tax history

-5.3%/yr

Latest (2025): $409 · +9.1% YoY. Source: county tax records.