412 6th Avenue West · Huntington, WV 25701

$139,900

3 bd · 2.0 ba · 1,776 sqft · MultiFamily public records · 115 Days on market

Built 1900 3,049 sqft lot Est $124k · 13% over

---

Why this score? — see what drove the D+ 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 +18.6/30.0
• DSCR +5.8/10.0
• Rent growth +5.0/5.0
• 1% rule +4.6/10.0
• Livability +4.0/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• ARV discount +1.9/15.0
• 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

This brick duplex is a fantastic income-producing opportunity, perfectly situated close to town for ultimate convenience. The property features a flexible layout with a 1-bedroom unit downstairs and a spacious 3-bedroom unit upstairs, making it ideal for tenants or multi-generational living. A detached garage offers additional storage or rental potential. With its great location and investment potential, this property is a must-see for savvy buyers or investors. Don’t miss out on this opportunity!

Key facts

• Flexible layout
• Investment potential
• Detached garage

Tags

• INCOME PRODUCING OPPORTUNITY
• FLEXIBLE LAYOUT
• DETACHED GARAGE
• INVESTMENT POTENTIAL

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; 2-story; Residential property
• Construction: Brick construction; Shingle roof
• Exterior features: Front porch; Level to sloped lot

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Central heating and cooling; Natural gas heating; Central air

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $140k.

Deal economics

• At list price, monthly cash flow is $136 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (4.3% below list).
• Recommended offer: $127k (9.0% below list) — sets the bar for market timing.

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: Rents rising fast (+10.6%/yr); 128 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 $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $77k; list at $140k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $127,309 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 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 1900 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.96% ✗
• Cap rate: 7.46%
• Cash-on-cash: 4.15%
• DSCR: 1.18
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $124,320
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
328 6th Ave Ave W	0.03mi	4/2.0 (+1)	1,664 (-6%)	22mo	$110,000	$66	65
525-527 2nd St	0.37mi	2/2.0 (-1)	1,632 (-8%)	21mo	$114,000	$70	47
516-518 4th St	0.59mi	4/2.0 (+1)	1,604 (-10%)	17mo	$148,000	$92	37
317 9th Ave Ave W	0.60mi	4/2.0 (+1)	2,000 (+13%)	14mo	$135,000	$68	35

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: -4.5%
• Equity multiple: 0.82×
• Total profit: $-6,968
• Equity at exit: $20,860

10-year hold

• IRR: 10.1%
• Equity multiple: 1.95×
• Total profit: $37,220
• Equity at exit: $12,096

Cash invested: $39,172 (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: 128
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,339 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$130 /mo · $1,560/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $136

Break-even live

Break-even rent $1,167

Max offer price $139,900

Occupancy floor 85%

Sensitivity live

Price	-10% $215	-5% $175	+0% $136	+5% $96	+10% $56
Rent	-10% $30	-5% $83	+0% $136	+5% $188	+10% $241
Rate	-1.0pp $206	-0.5pp $171	base $136	+0.5pp $99	+1.0pp $62

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: $34,975
• Closing costs: $4,197
• 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	1.41mi

Listing history 20 events

1. 2026-06-21
   days on market $139,900 Active 115 DOM
2. 2026-06-19
   days on market $139,900 Active 113 DOM
3. 2026-06-18
   days on market $139,900 Active 112 DOM
4. 2026-06-17
   days on market $139,900 Active 111 DOM
5. 2026-06-16
   days on market $139,900 Active 110 DOM
6. 2026-06-15
   days on market $139,900 Active 109 DOM
7. 2026-06-14
   days on market $139,900 Active 107 DOM
8. 2026-06-12
   days on market $139,900 Active 106 DOM
9. 2026-06-09
   days on market $139,900 Active 103 DOM
10. 2026-06-08
    days on market $139,900 Active 102 DOM
11. 2026-06-07
    days on market $139,900 Active 101 DOM
12. 2026-06-05
    days on market $139,900 Active 98 DOM
13. 2026-06-03
    days on market $139,900 Active 97 DOM
14. 2026-06-02
    days on market $139,900 Active 96 DOM
15. 2026-06-01
    days on market $139,900 Active 95 DOM
16. 2026-05-31
    days on market $139,900 Active 94 DOM
17. 2026-05-30
    days on market $139,900 Active 93 DOM
18. 2026-02-26
    listed $139,900 Active 508-char remark

    Show marketing remark (508 chars)

    This brick duplex is a fantastic income-producing opportunity, perfectly situated close to town for ultimate convenience. The property features a flexible layout with a 1-bedroom unit downstairs and a spacious 3-bedroom unit upstairs, making it ideal for tenants or multi-generational living. A detached garage offers additional storage or rental potential. With its great location and investment potential, this property is a must-see for savvy buyers or investors. Don’t miss out on this opportunity!

19. 2026-02-26
    listed $139,900 Active

    Show marketing remark (508 chars)

    This brick duplex is a fantastic income-producing opportunity, perfectly situated close to town for ultimate convenience. The property features a flexible layout with a 1-bedroom unit downstairs and a spacious 3-bedroom unit upstairs, making it ideal for tenants or multi-generational living. A detached garage offers additional storage or rental potential. With its great location and investment potential, this property is a must-see for savvy buyers or investors. Don’t miss out on this opportunity!

20. 2007-09-21
    soldstatus $77,000

ⓘ 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: $1,560 · $130/mo
• Projected year-2 tax: $1,560 · $130/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 ≥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: $16,063
• − Mortgage interest: −$7,837
• − Property taxes: −$1,560
• − Insurance: −$700
• − Repairs & maintenance: −$1,285
• − Management: −$1,285
• − Depreciation: −$4,070
• Taxable loss: −$672
• Est. tax savings @ 24.0%: +$161
• After-tax cash flow: $1,788/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

+81.7% since first listed

3 events — show timeline

• 2026-02-26 Listed $139,900 HBRMLS
• 2026-02-26 Listed $139,900 HBRMLS
• 2007-09-21 Sold (Public Records) $77,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $1,560 · +7.0% YoY. Source: county tax records.