418 W 25th St · Huntington, WV 25704

$60,000

3 bd · 1.5 ba · 1,584 sqft · SingleFamily public records · 10 Days on market

Built 1910 5,357 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
• 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 MLS

Great investment opportunity! Home offers a private rear deck, 1st floor bath, and hardwood floors. Case#571-082289. As is with all faults, no post-closing repairs or payments will be made for any reason. Please refer to the Property Condition Report (PCR) and the Property Condition Summary (PCS) in HudHomeStore.com for potential disclosure items.

Key facts

• Huntington location
• Ready for renovation
• 5,357 sq ft lot

Tags

• HUNTINGTON LOCATION
• READY FOR RENOVATION

Property features AI

Exterior

• Parking: Open parking (no garage); Concrete parking surface
• Utilities: Public water; Public sewer
• Home design: Two-story residential home; Vinyl siding construction
• Construction: Shingle roof
• Exterior features: Covered, screened porch/patio; Level lot; Has a view

Interior

• Kitchen: Cooktop; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Hardwood; Tile
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Natural gas heating; No central cooling
• Interior features: Eat-in kitchen; Fireplace; Crawl space basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $597 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Cap rate 18.2% 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: 76 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 $415 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $20k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $60k implies a 233% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $60,000

Questions for the listing agent

1. Built in 1910 — 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: 2.08% ✓
• Cap rate: 18.23%
• Cash-on-cash: 42.65%
• DSCR: 2.90
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $167,904
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
331 Bernard St	0.20mi	3/2.0	1,544 (-2%)	5mo	$153,000	$99	80
2107 Washington Ave	0.30mi	3/2.0	1,614 (+2%)	3mo	$154,000	$95	79
2201 Washington Ave	0.25mi	3/1.5	1,664 (+5%)	8mo	$119,000	$72	73
227 32nd Street West St	0.51mi	4/2.0 (+1)	1,585 (+0%)	7mo	$180,000	$114	63
71 Private Drive 54	0.62mi	3/2.5	1,536 (-3%)	2mo	$154,900	$101	60
1806 Monroe Ave	0.63mi	3/1.5	1,596 (+1%)	11mo	$184,900	$116	60
2834 Park Ave	0.51mi	3/2.5	1,653 (+4%)	9mo	$144,000	$87	57
3203 Bradley Rd	0.58mi	3/1.5	1,439 (-9%)	4mo	$163,500	$114	54
2105 Adams Ave	0.30mi	2/1.0 (-1)	1,418 (-10%)	14mo	$127,000	$90	50
3401 Brandon Rd	0.68mi	4/2.0 (+1)	1,464 (-8%)	16mo	$186,000	$127	35
3250 Hughes St	0.71mi	4/2.0 (+1)	1,720 (+9%)	14mo	$182,000	$106	34
3412 Auburn Rd	0.69mi	2/1.5 (-1)	1,380 (-13%)	16mo	$149,500	$108	28

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: 39.4%
• Equity multiple: 2.68×
• Total profit: $28,307
• Equity at exit: $8,946

10-year hold

• IRR: 45.8%
• Equity multiple: 5.38×
• Total profit: $73,630
• Equity at exit: $5,188

Cash invested: $16,800 (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 25704

• Home prices YoY: -13.7%
• Active inventory: 76
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,250 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$51 /mo · $610/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $597

Break-even live

Break-even rent $494

Max offer price $60,000

Occupancy floor 47%

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: $15,000
• Closing costs: $1,800
• 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	44d	1	1.39mi

Listing history 9 events

1. 2026-06-19
   days on market $60,000 Active 10 DOM
2. 2026-06-18
   days on market $60,000 Active 9 DOM
3. 2026-06-17
   days on market $60,000 Active 8 DOM
4. 2026-06-16
   days on market $60,000 Active 7 DOM
5. 2026-06-15
   days on market $60,000 Active 6 DOM
6. 2026-06-14
   days on market $60,000 Active 4 DOM
7. 2026-06-12
   pricedays on market $60,000 Active 3 DOM
8. 2026-06-09
   remarks 204-char remark
9. 2026-06-09
   listed $80,000 Active 1 DOM

ⓘ 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: $610 · $51/mo
• Projected year-2 tax: $610 · $51/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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 20 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: $15,000
• − Mortgage interest: −$3,361
• − Property taxes: −$610
• − Insurance: −$300
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$1,745
• Taxable income: $6,584
• Est. tax owed @ 24.0%: −$1,580
• After-tax cash flow: $5,584/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): 14,413

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 (93%)
• Race & ethnicity: White 93% Two or more races 5% Black 2%
• Common ancestry: Italian 3% Serbian 2% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · French/Haitian/Cajun 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: ▼ -32.21%
• Current HPI: 202.1322
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+344.4% since first listed

3 events — show timeline

• 2026-06-08 Listed $80,000 BBOR
• 2020-10-08 Sold (MLS) $18,000 HBRMLS
• 2020-08-19 Listed $18,000 HBRMLS

Property tax history

+0.4%/yr

Latest (2025): $610 · +9.8% YoY. Source: county tax records.