829 Washinigton Ave · Huntington, WV 25704

$129,900

4 bd · 2.0 ba · 1,904 sqft · MultiFamily public records · 76 Days on market

Built 1955 5,227 sqft lot Est $126k · at est.

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +6.0/15.0
• 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

Multi-family units

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

Listing remarks MLS

READY-TO-RENT duplex AND 2BR house (total of three units). Directly on the bus line, convenient to shopping, restaurants, etc. All units have separate utilities. Metal roofs, wood flooring, basement for tenant storage and off-street parking. Potential gross rental income is around $18,000/year. Extra bonus: property has a commercial zoning status.

Key facts

• Wood flooring
• Public bus line
• Metal roofs

Tags

• DUPLEX
• SINGLE-FAMILY RESIDENCE
• PUBLIC BUS LINE
• SEPARATELY METERED
• METAL ROOFS
• WOOD FLOORING

Property features AI

Finance

• Other: Lot approximately 38.5 x 155 (0.12 acres)

Exterior

• Parking: Off-street parking; On-street parking
• Utilities: Public sewer
• Home design: Duplex residential income property; 2 stories
• Construction: Brick and frame construction; Metal roof
• Exterior features: Porch; Chain link fencing; Level lot

Interior

• Heating & cooling: Central air; Window unit(s)
• Interior features: Basement with concrete floor, unfinished space and walk-out access

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $130k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.2% 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: 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; 1 comparable units currently listed for rent nearby; 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 $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago 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.
• Current owner paid $60k; list at $130k implies a 116% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $122,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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. 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.
7. 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.
8. 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: 1.94% ✓
• Cap rate: 17.15%
• Cash-on-cash: 38.78%
• DSCR: 2.73
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $125,664
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
328 6th Ave Ave W	0.48mi	4/2.0	1,664 (-13%)	22mo	$110,000	$66	38

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: 34.9%
• Equity multiple: 2.48×
• Total profit: $53,806
• Equity at exit: $19,369

10-year hold

• IRR: 41.7%
• Equity multiple: 4.94×
• Total profit: $143,199
• Equity at exit: $11,231

Cash invested: $36,372 (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: 12.9×

Monthly cashflow live

• Estimated rent: $2,514 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$75 /mo · $902/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$528
• Net cashflow: $1,176

Break-even live

Break-even rent $1,026

Max offer price $129,900

Occupancy floor 48%

Sensitivity live

Price	-10% $1,249	-5% $1,212	+0% $1,176	+5% $1,139	+10% $1,102
Rent	-10% $977	-5% $1,076	+0% $1,176	+5% $1,275	+10% $1,374
Rate	-1.0pp $1,241	-0.5pp $1,209	base $1,176	+0.5pp $1,142	+1.0pp $1,108

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,676
1× unit	1	1	$838
Total (3 units)			$2,514

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: $32,475
• Closing costs: $3,897
• 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	45d	1	1.26mi

Listing history 20 events

1. 2026-06-21
   days on market $129,900 Active 76 DOM
2. 2026-06-19
   days on market $129,900 Active 74 DOM
3. 2026-06-18
   days on market $129,900 Active 73 DOM
4. 2026-06-17
   days on market $129,900 Active 72 DOM
5. 2026-06-16
   days on market $129,900 Active 71 DOM
6. 2026-06-15
   days on market $129,900 Active 70 DOM
7. 2026-06-14
   days on market $129,900 Active 68 DOM
8. 2026-06-12
   days on market $129,900 Active 67 DOM
9. 2026-06-09
   days on market $129,900 Active 64 DOM
10. 2026-06-08
    days on market $129,900 Active 63 DOM
11. 2026-06-07
    days on market $129,900 Active 62 DOM
12. 2026-06-05
    days on market $129,900 Active 59 DOM
13. 2026-06-03
    days on market $129,900 Active 58 DOM
14. 2026-06-02
    days on market $129,900 Active 57 DOM
15. 2026-06-01
    days on market $129,900 Active 56 DOM
16. 2026-05-31
    days on market $129,900 Active 55 DOM
17. 2026-05-30
    days on market $129,900 Active 54 DOM
18. 2026-04-06
    listed $129,900 Active
19. 2020-11-10
    soldstatus $60,000 350-char remark

    Show marketing remark (350 chars)

    READY-TO-RENT duplex AND 2BR house (total of three units). Directly on the bus line, convenient to shopping, restaurants, etc. All units have separate utilities. Metal roofs, wood flooring, basement for tenant storage and off-street parking. Potential gross rental income is around $18,000/year. Extra bonus: property has a commercial zoning status.

20. 2020-11-01
    listed $68,500 350-char remark

    Show marketing remark (350 chars)

    READY-TO-RENT duplex AND 2BR house (total of three units). Directly on the bus line, convenient to shopping, restaurants, etc. All units have separate utilities. Metal roofs, wood flooring, basement for tenant storage and off-street parking. Potential gross rental income is around $18,000/year. Extra bonus: property has a commercial zoning status.

ⓘ 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: $902 · $75/mo
• Projected year-2 tax: $902 · $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 · 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: $30,168
• − Mortgage interest: −$7,276
• − Property taxes: −$902
• − Insurance: −$650
• − Repairs & maintenance: −$2,413
• − Management: −$2,413
• − Depreciation: −$3,779
• Taxable income: $12,734
• Est. tax owed @ 24.0%: −$3,056
• After-tax cash flow: $11,050/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

+89.6% since first listed

3 events — show timeline

• 2026-04-06 Listed $129,900 HBRMLS
• 2020-11-10 Sold (MLS) $60,000 HBRMLS
• 2020-11-01 Listed $68,500 HBRMLS

Property tax history

-0.0%/yr

Latest (2019): $902 · -0.2% YoY. Source: county tax records.