645 Westview Ave · Huntington, WV 25701

$172,400

3 bd · 1.5 ba · 1,612 sqft · SingleFamily public records · 31 Days on market

Built 1959 6,752 sqft lot Est $142k · 22% over ↓ 1% since listing

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Why this score? — see what drove the F 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 +12.3/30.0
• Rent growth +5.0/5.0
• Livability +4.0/5.0
• DSCR +3.7/10.0
• Schools +3.0/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

If you’ve been looking for a home where you don’t have to worry about a thing, this is it. Welcome to 645 Westview Dr, a fully updated 3 bedroom, 2 bathroom home with the potential for a 4th bedroom in the basement, offering approximately 1,650 sq ft. Every inch of this home has been thoughtfully renovated from the big-ticket items like a new roof, HVAC, plumbing, and siding to the finishes you’ll love like new flooring, fresh paint, updated lighting, and a completely redesigned kitchen with stainless steel appliances. Both bathrooms have been beautifully updated, and the new decks provide the perfect space to relax or entertain. Move right in and enjoy peace of mind knowi

Key facts

• Plumbing
• Hvac
• Fully updated

Tags

• FULLY UPDATED
• NEW ROOF
• HVAC
• PLUMBING
• SIDING
• NEW FLOORING

Property features AI

Exterior

• Utilities: Lot size approximately 0.155 acres
• Home design: Single-story ranch-style residence; Residential property
• Construction: Frame construction
• Exterior features: Composition/shingle roof

Interior

• Bedrooms: Total of 8 rooms (includes bedrooms and living spaces)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $172k.

Deal economics

• At list price, monthly cash flow is $-31 ($-374/yr) — negative.
• To cash-flow at today's rent, offer at most $167k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (22.6% below list).
• Recommended offer: $134k (22.6% 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: Central City Elementary School (math 22% / reading 22%, grade F, #324 of 377 statewide, top 89%, 407 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: Rents rising fast (+10.6%/yr); 127 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($167k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $133,501 (22.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 0.77% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.77%
• DSCR: 0.97
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $141,856
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
148 S Edgemont Rd	0.22mi	3/2.0	1,494 (-7%)	3mo	$83,000	$56	73
411 11th Avenue West	0.48mi	4/2.0 (+1)	1,584 (-2%)	3mo	$185,000	$117	65
424 North Boulevard West Blvd	0.47mi	3/1.5	1,680 (+4%)	8mo	$168,000	$100	65
2148 Johnstown Rd	0.12mi	4/2.0 (+1)	1,707 (+6%)	18mo	$200,999	$118	62
65 Edgemont Ter	0.45mi	4/1.0 (+1)	1,668 (+4%)	11mo	$147,000	$88	57
176 S Edgemont Rd	0.20mi	3/2.0	1,807 (+12%)	13mo	$200,000	$111	57
699 W Whitaker Blvd #203	0.30mi	2/2.0 (-1)	1,517 (-6%)	16mo	$265,000	$175	56
509 W 9th Ave	0.53mi	2/1.5 (-1)	1,752 (+9%)	4mo	$42,000	$24	52
2372 Harvey Rd	0.59mi	2/1.0 (-1)	1,791 (+11%)	0mo	$40,000	$22	47
9 Greenridge Dr	0.27mi	4/1.0 (+1)	1,403 (-13%)	17mo	$112,500	$80	45
1161 Monroe Ave	0.75mi	3/2.0	1,568 (-3%)	19mo	$100,000	$64	43
1034 W 6th St	0.41mi	3/2.5	1,840 (+14%)	14mo	$150,000	$82	42

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: -12.6%
• Equity multiple: 0.53×
• Total profit: $-22,910
• Equity at exit: $25,705

10-year hold

• IRR: 2.3%
• Equity multiple: 1.20×
• Total profit: $9,425
• Equity at exit: $14,906

Cash invested: $48,272 (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: 127
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,335 medium
• Mortgage (P&I): −$904
• Tax from tax record: −$110 /mo · $1,319/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $-31

Break-even live

Break-even rent $1,374

Max offer price $166,897

Occupancy floor 97%

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: $43,100
• Closing costs: $5,172
• 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	43d	1	0.62mi

Listing history 3 events

1. 2026-05-14
   status Pending
2. 2026-05-13
   price $172,400
3. 2026-04-13
   listed $174,900 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: $1,319 · $110/mo
• Projected year-2 tax: $1,319 · $110/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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 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: $16,020
• − Mortgage interest: −$9,657
• − Property taxes: −$1,319
• − Insurance: −$862
• − Repairs & maintenance: −$1,282
• − Management: −$1,282
• − Depreciation: −$5,015
• Taxable loss: −$3,396
• Est. tax savings @ 24.0%: +$815
• After-tax cash flow: $441/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

-1.4% since first listed

3 events — show timeline

• 2026-05-14 Pending — KVBOR
• 2026-05-13 Price Changed $172,400 KVBOR
• 2026-04-13 Listed $174,900 KVBOR

Property tax history

+7.1%/yr

Latest (2025): $1,319 · +8.4% YoY. Source: county tax records.