311 W 24th St · Huntington, WV 25704

$89,500

3 bd · 2.0 ba · 1,264 sqft · SingleFamily public records · 3 Days on market

Built 1900 6,098 sqft lot Est $144k · 38% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• 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

Located at the end of a street, this home offers a setting with convenient access to everyday amenities. Situated near shopping, medical facilities, and local businesses, with quick access to I-64 and routes to Kentucky and Ohio. Recent updates include a newer roof and HVAC system. This home features a privacy fence, storage building, and deck for outdoor use. Move-in ready and priced to sell!

Key facts

• Newer roof
• Storage building
• Privacy fence

Tags

• PRIVACY FENCE
• STORAGE BUILDING
• DECK
• NEWER ROOF
• HVAC SYSTEM

Property features AI

Exterior

• Parking: Parking pad
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; Two-story
• Construction: Aluminum siding; Composition shingle roof
• Exterior features: Porch; Fenced yard; Exterior storage

Interior

• Kitchen: Dishwasher; Gas range; Microwave
• Bedrooms: 6 total rooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Fireplace with insert; Central air; Window unit(s)
• Interior features: Eat-in kitchen; Storage
• Laundry & utility: Cable available

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $398 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 12.5% 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: 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 Middle School (math 21% / reading 35%, grade F, #66 of 109 statewide, top 63%, 647 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: 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 $619 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,500

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.40% ✓
• Cap rate: 12.53%
• Cash-on-cash: 22.26%
• DSCR: 1.99
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $144,096
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
311 W 24th St	0.00mi	3/2.0	1,264 (0%)	0mo	$100,000	$79	100
2945 Piedmont Rd	0.55mi	2/2.0 (-1)	1,241 (-2%)	2mo	$55,000	$44	65
3115 Brandon Rd	0.57mi	2/1.0 (-1)	1,279 (+1%)	2mo	$135,000	$106	61
2971 Hughes St	0.63mi	3/1.0	1,296 (+2%)	2mo	$153,750	$119	60
2917 Auburn Rd	0.41mi	3/1.5	1,164 (-8%)	10mo	$134,967	$116	57
86 Township Road 1436	0.67mi	3/1.5	1,248 (-1%)	10mo	$175,000	$140	56
3214 Hughes St	0.75mi	2/2.0 (-1)	1,328 (+5%)	3mo	$192,000	$145	49
2105 Adams Ave	0.28mi	2/1.0 (-1)	1,418 (+12%)	14mo	$127,000	$90	46
3022 Auburn Rd	0.52mi	3/2.0	1,102 (-13%)	11mo	$169,900	$154	45
1648 Jefferson Ave	0.65mi	3/2.0	1,104 (-13%)	7mo	$88,000	$80	42
527 26th St W	0.24mi	2/1.0 (-1)	1,080 (-15%)	18mo	$40,000	$37	40
3203 Bradley Rd	0.68mi	3/1.5	1,439 (+14%)	4mo	$163,500	$114	40

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: 11.0%
• Equity multiple: 1.43×
• Total profit: $10,877
• Equity at exit: $13,345

10-year hold

• IRR: 20.0%
• Equity multiple: 2.68×
• Total profit: $42,155
• Equity at exit: $7,738

Cash invested: $25,060 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,250 medium
• Mortgage (P&I): −$469
• Tax from tax record: −$16 /mo · $191/yr
• Insurance: −$37
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $398

Break-even live

Break-even rent $746

Max offer price $89,500

Occupancy floor 63%

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: $22,375
• Closing costs: $2,685
• 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	1.47mi

Listing history 2 events

1. 2026-04-30
   status Pending
2. 2026-04-27
   listed $89,500 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: $191 · $16/mo
• Projected year-2 tax: $528 · $44/mo
• Expected delta: +$337/yr (+$28/mo · 176.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X · 78% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: −$5,013
• − Property taxes: −$191
• − Insurance: −$1,245
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$2,604
• Taxable income: $3,547
• Est. tax owed @ 24.0%: −$851
• After-tax cash flow: $3,930/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

2 events — show timeline

• 2026-04-30 Pending — KVBOR
• 2026-04-27 Listed $89,500 KVBOR

Property tax history

-13.4%/yr

Latest (2025): $191 · -60.1% YoY. Source: county tax records.