2926 5th Ave · Huntington, WV 25702

$127,500

3 bd · 1.0 ba · 1,495 sqft · SingleFamily public records · 69 Days on market

Built 1926 Est $135k · 5% under

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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 +29.0/30.0
• DSCR +10.0/10.0
• ARV discount +9.9/15.0
• 1% rule +6.7/10.0
• 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 MLS

Lots of potential with this home located near hospitals and university and downtown businesses - Convenient to Ohio near the East End bridge - Needs a little loving but has nice layout and wooden floors - Investors welcome. Awesome back lawn area and garage with lots of charm and thought went into the area for hot tub and waterfall, etc. Refrigerator and portable air conditioner upstairs included.

Key facts

• Garage
• Built 1926
• Listed 68 days

Property features AI

Finance

• Other: Located at 2926 5th Ave, Huntington, WV 25702

Exterior

• Parking: Off-street parking; Detached parking/garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; 2 stories
• Construction: Brick construction; Shingle roof
• Exterior features: Level lot

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Porch

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $435 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $128k).
• Recommended offer: $120k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 6.4% 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: 32 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 $882 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($120k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago 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 $42k; list at $128k implies a 204% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — 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 $119,850 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — 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: 1.17% ✓
• Cap rate: 10.39%
• Cash-on-cash: 14.62%
• DSCR: 1.65
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $134,550
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2912 3rd Ave	0.18mi	3/2.0	1,584 (+6%)	4mo	$36,000	$23	75
2712 Highlawn Ave	0.40mi	3/1.0	1,426 (-5%)	2mo	$129,000	$90	72
2757 4th Ave	0.28mi	3/2.0	1,510 (+1%)	15mo	$31,500	$21	69
626 Chesapeake St	0.17mi	3/2.0	1,385 (-7%)	10mo	$149,000	$108	67
2633 4th Avenue Ave	0.57mi	3/1.0	1,490 (-0%)	11mo	$100,000	$67	64
2741 4th Ave	0.33mi	3/1.0	1,300 (-13%)	2mo	$104,000	$80	61
2729 4th Ave	0.36mi	3/2.0	1,368 (-8%)	12mo	$120,000	$88	55
92 27th St	0.57mi	2/2.0 (-1)	1,512 (+1%)	14mo	$95,500	$63	51
2783 Emmons Ave	0.59mi	3/1.0	1,304 (-13%)	1mo	$150,000	$115	51
2709 4th Ave	0.42mi	2/1.0 (-1)	1,344 (-10%)	10mo	$126,000	$94	50
2780 Guyan Ave	0.49mi	3/1.0	1,340 (-10%)	15mo	$144,900	$108	48
2856 Overlook Dr	0.74mi	3/2.0	1,276 (-15%)	8mo	$141,500	$111	30

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: 5.0%
• Equity multiple: 1.20×
• Total profit: $6,981
• Equity at exit: $19,011

10-year hold

• IRR: 14.5%
• Equity multiple: 2.16×
• Total profit: $41,503
• Equity at exit: $11,024

Cash invested: $35,700 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,495 medium
• Mortgage (P&I): −$669
• Tax from tax record: −$24 /mo · $292/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $435

Break-even live

Break-even rent $944

Max offer price $127,500

Occupancy floor 66%

Sensitivity live

Price	-10% $507	-5% $471	+0% $435	+5% $399	+10% $363
Rent	-10% $317	-5% $376	+0% $435	+5% $494	+10% $553
Rate	-1.0pp $499	-0.5pp $467	base $435	+0.5pp $402	+1.0pp $368

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: $31,875
• Closing costs: $3,825
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2489 1st Ave Unit 108 A Huntington, WV	2.0	1.5	1600	$1,495	$0.93	45d	1	0.86mi

Listing history 25 events

1. 2026-06-21
   pricedays on market $127,500 Active 69 DOM
2. 2026-06-19
   days on market $129,900 Active 67 DOM
3. 2026-06-18
   days on market $129,900 Active 66 DOM
4. 2026-06-17
   days on market $129,900 Active 65 DOM
5. 2026-06-16
   days on market $129,900 Active 64 DOM
6. 2026-06-15
   days on market $129,900 Active 63 DOM
7. 2026-06-14
   days on market $129,900 Active 61 DOM
8. 2026-06-12
   days on market $129,900 Active 60 DOM
9. 2026-06-09
   days on market $129,900 Active 57 DOM
10. 2026-06-08
    days on market $129,900 Active 56 DOM
11. 2026-06-07
    days on market $129,900 Active 55 DOM
12. 2026-06-05
    days on market $129,900 Active 52 DOM
13. 2026-06-03
    days on market $129,900 Active 51 DOM
14. 2026-06-02
    days on market $129,900 Active 50 DOM
15. 2026-06-01
    days on market $129,900 Active 49 DOM
16. 2026-05-31
    days on market $129,900 Active 48 DOM
17. 2026-05-30
    days on market $129,900 Active 47 DOM
18. 2026-04-13
    listed $129,900 Active
19. 2026-02-03
    soldstatus $42,000 Closed 400-char remark

    Show marketing remark (400 chars)

    Lots of potential with this home located near hospitals and university and downtown businesses - Convenient to Ohio near the East End bridge - Needs a little loving but has nice layout and wooden floors - Investors welcome. Awesome back lawn area and garage with lots of charm and thought went into the area for hot tub and waterfall, etc. Refrigerator and portable air conditioner upstairs included.

20. 2025-11-04
    status Pending 400-char remark

    Show marketing remark (400 chars)

    Lots of potential with this home located near hospitals and university and downtown businesses - Convenient to Ohio near the East End bridge - Needs a little loving but has nice layout and wooden floors - Investors welcome. Awesome back lawn area and garage with lots of charm and thought went into the area for hot tub and waterfall, etc. Refrigerator and portable air conditioner upstairs included.

21. 2025-10-28
    listed $53,000 Active 400-char remark

    Show marketing remark (400 chars)

    Lots of potential with this home located near hospitals and university and downtown businesses - Convenient to Ohio near the East End bridge - Needs a little loving but has nice layout and wooden floors - Investors welcome. Awesome back lawn area and garage with lots of charm and thought went into the area for hot tub and waterfall, etc. Refrigerator and portable air conditioner upstairs included.

22. 2019-12-26
    soldstatus $18,000
23. 2019-08-29
    listed $26,900
24. 2019-05-16
    listed $53,900
25. 2006-08-21
    soldstatus $59,500

ⓘ 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: $292 · $24/mo
• Projected year-2 tax: $752 · $63/mo
• Expected delta: +$460/yr (+$38/mo · 157.3%)

ⓘ 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: $17,940
• − Mortgage interest: −$7,142
• − Property taxes: −$292
• − Insurance: −$638
• − Repairs & maintenance: −$1,435
• − Management: −$1,435
• − Depreciation: −$3,709
• Taxable income: $3,289
• Est. tax owed @ 24.0%: −$789
• After-tax cash flow: $4,430/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

+118.3% since first listed

8 events — show timeline

• 2026-04-13 Listed $129,900 HBRMLS
• 2026-02-03 Sold (MLS) $42,000 HBRMLS
• 2025-11-04 Pending — HBRMLS
• 2025-10-28 Listed $53,000 HBRMLS
• 2019-12-26 Sold (MLS) $18,000 KVBOR
• 2019-08-29 Listed $26,900 KVBOR
• 2019-05-16 Listed $53,900 KVBOR
• 2006-08-21 Sold (Public Records) $59,500 Public Records

Property tax history

-6.1%/yr

Latest (2025): $292 · +11.5% YoY. Source: county tax records.