1094 Ohio River Rd · Huntington, WV 25702

$129,900

2 bd · 1.0 ba · 1,800 sqft · SingleFamily public records · 38 Days on market

Built 1998 0.31 ac lot

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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 +14.2/30.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• Livability +4.0/5.0
• 1% rule +3.2/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

What a quaint little home, perfect for a getaway, a bed and breakfast or for the couple just starting out. Completely remodeled home with updated electric, plumbing and flooring. Unique wood walls and flooring throughout. Lots of recess lighting. All kinds of little areas such as a ready area off of the living room with a special built in bookcase. Upstairs loft as master bedroom with walk in closet and balcony. Kitchen with newer appliances, breakfast nook and wood insert. Huge laundry area with plenty of storage. Sit on the huge front porch and enjoy the view of the river. Plenty of parking and outbuilding for even more storage.

Key facts

• Updated electric
• Recess lighting
• Built in bookcase

Tags

• REMODELED HOME
• UPDATED ELECTRIC
• UPDATED PLUMBING
• UNIQUE WOOD WALLS
• RECESS LIGHTING
• BUILT IN BOOKCASE

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Brick, log, and wood siding construction; Metal roof
• Exterior features: Deck; Porch

Interior

• Kitchen: Microwave; Range; Oven; Refrigerator
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Fireplace insert
• Interior features: Microwave; Range; Oven; Refrigerator

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $21 ($250/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 $107k (18.0% below list).
• Recommended offer: $107k (18.0% below list) — sets the bar for 1% rule.

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: Guyandotte Elementary School (math 22% / reading 27%, grade F, #287 of 377 statewide, top 85%, 219 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; 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 $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $29k; list at $130k implies a 348% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,527 (18.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
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. 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?
5. 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.
6. 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.
7. 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: 0.82% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.69%
• DSCR: 1.03
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $295,200
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28 Private Drive 8047	0.57mi	3/2.0 (+1)	1,796 (-0%)	9mo	$295,000	$164	57
112 Township Road 1107	0.57mi	3/2.0 (+1)	1,625 (-10%)	1mo	$245,000	$151	48
102 Township Road 1233	0.72mi	3/2.5 (+1)	2,002 (+11%)	5mo	$399,900	$200	32
415 Westwood Dr	0.59mi	3/2.5 (+1)	1,988 (+10%)	18mo	$206,000	$104	29

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: -15.2%
• Equity multiple: 0.46×
• Total profit: $-19,752
• Equity at exit: $19,369

10-year hold

• IRR: -6.7%
• Equity multiple: 0.57×
• Total profit: $-15,615
• Equity at exit: $11,231

Cash invested: $36,372 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,065 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$85 /mo · $1,024/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $21

Break-even live

Break-even rent $1,039

Max offer price $129,900

Occupancy floor 93%

Sensitivity live

Price	-10% $94	-5% $58	+0% $21	+5% $-16	+10% $-53
Rent	-10% $-63	-5% $-21	+0% $21	+5% $63	+10% $105
Rate	-1.0pp $86	-0.5pp $54	base $21	+0.5pp $-13	+1.0pp $-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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   statusdays on market $129,900 Pending 38 DOM
2. 2026-06-19
   days on market $129,900 Active 37 DOM
3. 2026-06-18
   days on market $129,900 Active 36 DOM
4. 2026-06-17
   days on market $129,900 Active 35 DOM
5. 2026-06-16
   days on market $129,900 Active 34 DOM
6. 2026-06-15
   days on market $129,900 Active 33 DOM
7. 2026-06-14
   days on market $129,900 Active 31 DOM
8. 2026-06-12
   days on market $129,900 Active 30 DOM
9. 2026-06-09
   days on market $129,900 Active 27 DOM
10. 2026-06-08
    days on market $129,900 Active 26 DOM
11. 2026-06-07
    days on market $129,900 Active 25 DOM
12. 2026-06-05
    days on market $129,900 Active 22 DOM
13. 2026-06-03
    days on market $129,900 Active 21 DOM
14. 2026-06-02
    days on market $129,900 Active 20 DOM
15. 2026-06-01
    days on market $129,900 Active 19 DOM
16. 2026-05-31
    days on market $129,900 Active 18 DOM
17. 2026-05-30
    days on market $129,900 Active 17 DOM
18. 2026-05-13
    listed $129,900 Active
19. 2019-06-05
    soldstatus $29,000

ⓘ 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: $1,024 · $85/mo
• Projected year-2 tax: $1,024 · $85/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 5/10 Major FEMA zone X (unshaded) · 33% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 17 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: $12,783
• − Mortgage interest: −$7,276
• − Property taxes: −$1,024
• − Insurance: −$650
• − Repairs & maintenance: −$1,023
• − Management: −$1,023
• − Depreciation: −$3,779
• Taxable loss: −$1,991
• Est. tax savings @ 24.0%: +$478
• After-tax cash flow: $728/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

• 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

+347.9% since first listed

2 events — show timeline

• 2026-05-13 Listed $129,900 HBRMLS
• 2019-06-05 Sold (Public Records) $29,000 Public Records

Property tax history

+13.9%/yr

Latest (2025): $1,024 · +17.0% YoY. Source: county tax records.