236 Clem St · Huntington, WV 25705

$45,900

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 227 Days on market

Built 1973 ↓ 30% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Listing remarks

Huntingon, WV 3 bedroom 1 bath home with full basement, new carpet and paint.

Key facts

• Built 1973
• Listed 226 days

Property features AI

Exterior

• Home design: Residential property
• Construction: Concrete perimeter foundation
• Exterior features: Shingle roof

Interior

• Flooring: Carpet; Vinyl; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Laminate countertops; 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $46k.

Deal economics

• At list price, monthly cash flow is $687 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $46k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 24.3% 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: 163 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 $317 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 227 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.

Recommended offer $40,392 (12.0% below list)

Questions for the listing agent

1. It's been on market 227 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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 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: 2.86% ✓
• Cap rate: 24.27%
• Cash-on-cash: 64.19%
• DSCR: 3.86
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $95,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
117 Morris St	0.21mi	2/1.0 (-1)	1,008 (+5%)	6mo	$50,000	$50	72
2923 Moreland Ave	0.15mi	4/2.0 (+1)	1,040 (+8%)	0mo	$119,000	$114	70
103 Rotary Rd	0.24mi	3/1.0	864 (-10%)	10mo	$45,000	$52	64
417 Rotary Rd	0.18mi	3/1.0	1,077 (+12%)	12mo	$85,000	$79	61
3054 Wallace Cir	0.36mi	3/2.0	912 (-5%)	13mo	$170,000	$186	60
2953 Jarrell St	0.13mi	4/1.5 (+1)	1,074 (+12%)	11mo	$140,000	$130	58
453 Linden Circle Cir	0.37mi	2/1.0 (-1)	864 (-10%)	5mo	$32,000	$37	57
1209 26th St	0.68mi	2/1.0 (-1)	940 (-2%)	8mo	$100,000	$106	53
402 Rotary Rd	0.14mi	2/1.0 (-1)	1,101 (+15%)	13mo	$108,500	$99	53
505 Oney Ave	0.40mi	3/1.0	839 (-13%)	10mo	$35,000	$42	53
174 Oney Ave	0.55mi	2/1.0 (-1)	1,030 (+7%)	14mo	$29,000	$28	45
118 South Walnut St	0.70mi	2/1.0 (-1)	816 (-15%)	1mo	$127,900	$157	37

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: 63.3%
• Equity multiple: 3.83×
• Total profit: $36,385
• Equity at exit: $6,844

10-year hold

• IRR: 67.8%
• Equity multiple: 7.86×
• Total profit: $88,220
• Equity at exit: $3,969

Cash invested: $12,852 (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: 163
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,311 medium
• Mortgage (P&I): −$241
• Tax from tax record: −$88 /mo · $1,061/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $687

Break-even live

Break-even rent $441

Max offer price $45,900

Occupancy floor 43%

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: $11,475
• Closing costs: $1,377
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $45,900 Active 227 DOM
2. 2026-06-18
   days on market $45,900 Active 226 DOM
3. 2026-06-17
   days on market $45,900 Active 225 DOM
4. 2026-06-16
   days on market $45,900 Active 224 DOM
5. 2026-06-15
   days on market $45,900 Active 223 DOM
6. 2026-06-14
   days on market $45,900 Active 221 DOM
7. 2026-06-12
   days on market $45,900 Active 220 DOM
8. 2026-06-09
   days on market $45,900 Active 217 DOM
9. 2026-06-08
   days on market $45,900 Active 216 DOM
10. 2026-06-07
    days on market $45,900 Active 215 DOM
11. 2026-06-05
    days on market $45,900 Active 212 DOM
12. 2026-06-03
    days on market $45,900 Active 211 DOM
13. 2026-06-02
    days on market $45,900 Active 210 DOM
14. 2026-06-01
    days on market $45,900 Active 209 DOM
15. 2026-05-31
    days on market $45,900 Active 208 DOM
16. 2026-05-30
    days on market $45,900 Active 207 DOM
17. 2026-04-30
    price $45,900
18. 2026-03-21
    price $49,900
19. 2026-02-13
    price $52,900
20. 2026-01-01
    price $59,900
21. 2025-12-09
    price $62,900
22. 2025-11-05
    listed $65,900 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: $1,061 · $88/mo
• Projected year-2 tax: $1,061 · $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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 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: $15,733
• − Mortgage interest: −$2,571
• − Property taxes: −$1,061
• − Insurance: −$230
• − Repairs & maintenance: −$1,259
• − Management: −$1,259
• − Depreciation: −$1,335
• Taxable income: $8,018
• Est. tax owed @ 24.0%: −$1,924
• After-tax cash flow: $6,325/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): 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

-30.3% since first listed

6 events — show timeline

• 2026-04-30 Price Changed $45,900 GVBOR
• 2026-03-21 Price Changed $49,900 GVBOR
• 2026-02-13 Price Changed $52,900 GVBOR
• 2026-01-01 Price Changed $59,900 GVBOR
• 2025-12-09 Price Changed $62,900 GVBOR
• 2025-11-05 Listed $65,900 GVBOR

Property tax history

+15.6%/yr

Latest (2025): $1,061 · +37.8% YoY. Source: county tax records.