2909 6th Ave · Huntington, WV 25702

$75,000

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 101 Days on market

Built 1947 1,742 sqft lot Est $77k · at est. ↓ 6% 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 +28.0/30.0
• DSCR +9.9/10.0
• ARV discount +8.6/15.0
• 1% rule +6.6/10.0
• 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

Very well taken care of 2 bedroom 1 bath home! Conveniently located near downtown shopping, dining, interstate access and within minutes to St. Mary's hospital!

Key facts

• Near dining
• 1,742 sq ft lot
• Built 1947

Tags

• NEAR DOWNTOWN SHOPPING
• NEAR DINING
• NEAR INTERSTATE ACCESS
• MINUTES TO ST MARY'S HOSPITAL

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; One story
• Construction: Frame construction; Shingle roof
• Exterior features: Patio; Porch; Chain link fence; Level lot

Interior

• Kitchen: Dishwasher; Oven; Refrigerator
• Flooring: Tile; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Dishwasher; Dryer; Refrigerator; Oven; Washer; Tile flooring; Wood flooring; Central heating (natural gas); Central air conditioning
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $233 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($871 rent vs $75k).
• Recommended offer: $68k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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: Highlawn Elementary School (math 27% / reading 22%, grade F, #287 of 377 statewide, top 85%, 325 students, 0% FRL); Huntington East Middle School (math 18% / reading 32%, grade F, #81 of 109 statewide, top 76%, 585 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: 32 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 $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1947 — 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 $68,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — 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: 1.16% ✓
• Cap rate: 10.01%
• Cash-on-cash: 13.29%
• DSCR: 1.59
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $76,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
423 30th St	0.20mi	2/1.0	1,000 (+4%)	6mo	$79,700	$80	79
2713 4th Ave	0.41mi	2/1.5	1,008 (+5%)	2mo	$35,300	$35	69
516 30th St	0.19mi	2/2.0	1,088 (+13%)	2mo	$91,480	$84	63
2778 Guyan Ave	0.58mi	2/1.0	900 (-6%)	1mo	$84,400	$94	62
2732 2734 5th Ave	0.33mi	2/2.0	910 (-5%)	15mo	$68,500	$75	60
2874 Rear 4th Ave	0.23mi	2/1.0	1,104 (+15%)	12mo	$28,000	$25	54
2765 Emmons Ave	0.71mi	2/1.5	939 (-2%)	12mo	$42,000	$45	51
523 Richmond St	0.49mi	3/1.5 (+1)	864 (-10%)	10mo	$94,000	$109	45
527 Richmond St	0.49mi	3/2.0 (+1)	1,048 (+9%)	13mo	$89,900	$86	42
103 Rotary Rd	0.71mi	3/1.0 (+1)	864 (-10%)	10mo	$45,000	$52	37
314 Division St	0.73mi	2/1.0	1,094 (+14%)	8mo	$95,000	$87	36
2808 Overlook Dr	0.73mi	3/1.0 (+1)	840 (-12%)	19mo	$26,000	$31	24

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: 3.3%
• Equity multiple: 1.13×
• Total profit: $2,631
• Equity at exit: $11,183

10-year hold

• IRR: 12.8%
• Equity multiple: 2.01×
• Total profit: $21,258
• Equity at exit: $6,485

Cash invested: $21,000 (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 25702

• Home prices YoY: -11.1%
• Active inventory: 32
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $871 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$31 /mo · $371/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $233

Break-even live

Break-even rent $577

Max offer price $75,000

Occupancy floor 68%

Sensitivity live

Price	-10% $275	-5% $254	+0% $233	+5% $211	+10% $190
Rent	-10% $164	-5% $198	+0% $233	+5% $267	+10% $301
Rate	-1.0pp $270	-0.5pp $252	base $233	+0.5pp $213	+1.0pp $193

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2489 1st Ave Unit 101 A Huntington, WV	1.0	1.0	750	$925	$1.23	44d	1	0.89mi
2435 1st Ave Unit 1 Huntington, WV	1.0	1.0	600	$795	$1.32	44d	1	1.00mi

Listing history 5 events

1. 2026-06-01
   statusdays on market $75,000 Pending 101 DOM
2. 2026-05-31
   days on market $75,000 Active 100 DOM
3. 2026-05-30
   days on market $75,000 Active 99 DOM
4. 2026-04-14
   price $75,000
5. 2026-02-20
   listed $80,000 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: $371 · $31/mo
• Projected year-2 tax: $442 · $37/mo
• Expected delta: +$72/yr (+$6/mo · 19.4%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 19 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: $10,450
• − Mortgage interest: −$4,201
• − Property taxes: −$371
• − Insurance: −$375
• − Repairs & maintenance: −$836
• − Management: −$836
• − Depreciation: −$2,182
• Taxable income: $1,650
• Est. tax owed @ 24.0%: −$396
• After-tax cash flow: $2,394/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): 7,164

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 (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 2% Black 2% Asian 1%
• Common ancestry: Lithuanian 1% Slovak 1% Italian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 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: ▼ -21.03%
• Current HPI: 168.2172
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-6.2% since first listed

2 events — show timeline

• 2026-04-14 Price Changed $75,000 HBRMLS
• 2026-02-20 Listed $80,000 HBRMLS

Property tax history

+0.1%/yr

Latest (2025): $371 · +5.4% YoY. Source: county tax records.