3018 Wallace Cir · Huntington, WV 25705

$49,900

3 bd · 1.5 ba · 1,452 sqft · SingleFamily public records · 205 Days on market

Built 1950 ↓ 29% 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

Huntington, WV South Hills, brick ranch, 3 bedroom 2 bath home, full basement with garage.

Key facts

• Garage
• Built 1950
• Listed 204 days

Property features AI

Exterior

• Parking: Attached garage
• Home design: Residential property
• Construction: Brick construction; Concrete perimeter foundation; Built on a 0.18-acre lot
• Exterior features: Shingle roof

Interior

• Flooring: Hardwood flooring; Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating; No cooling
• Interior features: Laminate counters

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $594 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.6% 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 $345 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 205 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.8% of price; built in 1950 — 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 $43,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 205 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.73% ✓
• Cap rate: 20.59%
• Cash-on-cash: 51.05%
• DSCR: 3.27
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $145,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2779 Saltwell Rd	0.13mi	3/2.0	1,500 (+3%)	5mo	$180,000	$120	82
2837 Washington Blvd	0.37mi	2/1.5 (-1)	1,468 (+1%)	7mo	$145,000	$99	70
1729 Arlington Blvd	0.46mi	4/2.0 (+1)	1,476 (+2%)	1mo	$164,900	$112	68
2937 Hollywood Pl	0.33mi	3/2.0	1,539 (+6%)	8mo	$30,000	$19	66
234 Clemm St	0.38mi	3/1.0	1,382 (-5%)	8mo	$100,000	$72	66
143 North Ter	0.68mi	3/2.0	1,400 (-4%)	5mo	$169,000	$121	56
906 Norway Ave	0.68mi	2/1.0 (-1)	1,412 (-3%)	3mo	$70,000	$50	54
109 Gilbert St	0.54mi	2/1.5 (-1)	1,324 (-9%)	3mo	$132,000	$100	53
1400 28th St	0.53mi	3/3.0	1,592 (+10%)	3mo	$135,400	$85	51
129 North Ter	0.71mi	3/1.5	1,304 (-10%)	1mo	$140,500	$108	49
1770 Woodward Ter	0.64mi	3/1.0	1,280 (-12%)	6mo	$146,000	$114	43
160 Davis St	0.75mi	4/2.0 (+1)	1,344 (-7%)	6mo	$106,000	$79	40

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: 49.0%
• Equity multiple: 3.14×
• Total profit: $29,878
• Equity at exit: $7,440

10-year hold

• IRR: 54.6%
• Equity multiple: 6.38×
• Total profit: $75,189
• Equity at exit: $4,314

Cash invested: $13,972 (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 25705

• Home prices YoY: -24.9%
• Active inventory: 163
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,360 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$198 /mo · $2,374/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $594

Break-even live

Break-even rent $608

Max offer price $49,900

Occupancy floor 51%

Sensitivity live

Price	-10% $764	-5% $747	+0% $594	+5% $580	+10% $566
Rent	-10% $487	-5% $541	+0% $594	+5% $648	+10% $702
Rate	-1.0pp $620	-0.5pp $607	base $594	+0.5pp $582	+1.0pp $568

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-02
   days on market $49,900 Active 205 DOM
2. 2026-06-01
   days on market $49,900 Active 204 DOM
3. 2026-05-31
   days on market $49,900 Active 203 DOM
4. 2026-05-30
   days on market $49,900 Active 202 DOM
5. 2026-04-30
   price $49,900
6. 2026-03-21
   price $56,900
7. 2026-02-13
   price $59,900
8. 2026-01-01
   price $62,900
9. 2025-12-09
   price $64,900
10. 2025-11-09
    listed $69,900 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: $2,374 · $198/mo
• Projected year-2 tax: $2,374 · $198/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 4/10 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: $16,325
• − Mortgage interest: −$2,795
• − Property taxes: −$2,374
• − Insurance: −$250
• − Repairs & maintenance: −$1,306
• − Management: −$1,306
• − Depreciation: −$1,452
• Taxable income: $6,843
• Est. tax owed @ 24.0%: −$1,642
• After-tax cash flow: $5,491/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

-28.6% since first listed

6 events — show timeline

• 2026-04-30 Price Changed $49,900 GVBOR
• 2026-03-21 Price Changed $56,900 GVBOR
• 2026-02-13 Price Changed $59,900 GVBOR
• 2026-01-01 Price Changed $62,900 GVBOR
• 2025-12-09 Price Changed $64,900 GVBOR
• 2025-11-09 Listed $69,900 GVBOR

Property tax history

+1.8%/yr

Latest (2025): $2,374 · +8.5% YoY. Source: county tax records.