1030 21st St · Huntington, WV 25701

$55,000

3 bd · 1.0 ba · 1,360 sqft · SingleFamily public records · 30 Days on market

Built 1925 3,049 sqft lot

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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
• Rent growth +5.0/5.0
• Livability +4.0/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Looking for an investment property or a single family home that needs just a little love? This is it! 3 Bedroom, 1 Bath home in a convenient location, with a front porch, spacious living, dining and primary bedroom. The backyard is fenced in and most of the floors are original hardwoods. It has been a good income rental for years and could easily be yours! Seller is motivated!

Key facts

• Original hardwoods
• Front porch
• Fenced in backyard

Tags

• FRONT PORCH
• FENCED IN BACKYARD
• ORIGINAL HARDWOODS

Property features AI

Exterior

• Parking: On-street parking
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single family residence; 2 stories
• Construction: Frame construction; Shingle roof
• Exterior features: Porch; Chain link fence; Level lot

Interior

• Kitchen: Refrigerator
• Flooring: Laminate flooring; Tile flooring; Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Space heater; Ceiling fans; Window AC units
• Interior features: Refrigerator included; Living room fireplace; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $633 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $54k (1.5% below list) — sets the bar for market timing.
• Cap rate 20.1% 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: Spring Hill Elementary School (math 17% / reading 22%, grade F, #350 of 377 statewide, top 95%, 381 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: Rents rising fast (+10.6%/yr); 127 active listings in the ZIP; 2 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 $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($54k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $54,175 (1.5% below list)

Questions for the listing agent

1. Built in 1925 — 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: 2.29% ✓
• Cap rate: 20.10%
• Cash-on-cash: 49.33%
• DSCR: 3.19
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $112,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1736 10th Ave	0.34mi	4/1.0 (+1)	1,288 (-5%)	10mo	$60,000	$47	62
1536 18th St	0.49mi	3/2.0	1,428 (+5%)	4mo	$103,000	$72	62
1830 Hall Ave	0.32mi	3/1.5	1,520 (+12%)	3mo	$3,000	$2	62
2204 9th Ave	0.18mi	2/1.0 (-1)	1,218 (-10%)	11mo	$101,000	$83	60
936 20th St	0.12mi	2/1.5 (-1)	1,536 (+13%)	10mo	$75,000	$49	58
2069 Enslow Ave	0.69mi	3/1.5	1,403 (+3%)	8mo	$230,000	$164	54
1739 Doulton Ave	0.31mi	4/2.0 (+1)	1,530 (+12%)	3mo	$144,900	$95	53
10 Parkwood Rd	0.47mi	3/2.5	1,458 (+7%)	10mo	$195,000	$134	51
1819 Magnolia Ln	0.58mi	3/1.5	1,540 (+13%)	7mo	$115,000	$75	43
1666 Glenway Ln	0.75mi	3/2.0	1,534 (+13%)	1mo	$179,000	$117	39
1855 Underwood Ave	0.64mi	3/1.5	1,496 (+10%)	16mo	$50,000	$33	38
1656 Upland Rd	0.71mi	3/2.0	1,475 (+8%)	16mo	$130,000	$88	36

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 52.4%
• Equity multiple: 3.47×
• Total profit: $38,060
• Equity at exit: $8,201

10-year hold

• IRR: 59.6%
• Equity multiple: 8.49×
• Total profit: $115,340
• Equity at exit: $4,755

Cash invested: $15,400 (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 25701

• Home prices YoY: -8.7%
• Rents YoY: 10.6%
• Active inventory: 127
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,258 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$49 /mo · $591/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $633

Break-even live

Break-even rent $456

Max offer price $55,000

Occupancy floor 45%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.55mi
2489 1st Ave Unit 108 A Huntington, WV	2.0	1.5	1600	$1,495	$0.93	43d	1	0.98mi

Listing history 17 events

1. 2026-06-19
   days on market $55,000 Active 30 DOM
2. 2026-06-18
   days on market $55,000 Active 29 DOM
3. 2026-06-17
   days on market $55,000 Active 28 DOM
4. 2026-06-16
   days on market $55,000 Active 27 DOM
5. 2026-06-15
   days on market $55,000 Active 26 DOM
6. 2026-06-14
   days on market $55,000 Active 24 DOM
7. 2026-06-12
   days on market $55,000 Active 23 DOM
8. 2026-06-09
   days on market $55,000 Active 20 DOM
9. 2026-06-08
   days on market $55,000 Active 19 DOM
10. 2026-06-07
    days on market $55,000 Active 18 DOM
11. 2026-06-05
    days on market $55,000 Active 15 DOM
12. 2026-06-03
    days on market $55,000 Active 14 DOM
13. 2026-06-02
    days on market $55,000 Active 13 DOM
14. 2026-06-01
    days on market $55,000 Active 12 DOM
15. 2026-05-31
    days on market $55,000 Active 11 DOM
16. 2026-05-30
    days on market $55,000 Active 10 DOM
17. 2026-05-20
    listed $55,000 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: $591 · $49/mo
• Projected year-2 tax: $591 · $49/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: $15,094
• − Mortgage interest: −$3,081
• − Property taxes: −$591
• − Insurance: −$275
• − Repairs & maintenance: −$1,207
• − Management: −$1,207
• − Depreciation: −$1,600
• Taxable income: $7,131
• Est. tax owed @ 24.0%: −$1,712
• After-tax cash flow: $5,885/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): 21,197
• Household income: $56,292
• Rent vs Own: 41.2% rent · 58.8% own
• Severe rent burden: 1186.0

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 8% Two or more races 6% Hispanic / Latino 2% Asian 2%
• Common ancestry: Slovak 4% Italian 2% Serbian 2%
• Foreign-born: 2% · China
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1% Chinese 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: ▼ -19.39%
• Current HPI: 202.9629
• Rent YoY: ▲ 10.58%
• Metro: Huntington-Ashland, WV-KY-OH
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-20 Listed $55,000 HBRMLS

Property tax history

-1.3%/yr

Latest (2025): $591 · +12.2% YoY. Source: county tax records.