2718 5th Ave · Huntington, WV 25702

$125,000

3 bd · 1.5 ba · 1,440 sqft · SingleFamily public records · 30 Days on market

Built 1925 2,614 sqft lot Est $130k · at est.

---

Why this score? — see what drove the C+ 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 +25.1/30.0
• ARV discount +9.1/15.0
• DSCR +8.2/10.0
• 1% rule +5.9/10.0
• 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

Well maintained, move-in condition. Conveniently located near Marshall University, St. Mary's Hospital, restaurants and grocery store.

Key facts

• Near restaurants
• Move-in condition
• Near grocery store

Tags

• MOVE-IN CONDITION
• NEAR MARSHALL UNIVERSITY
• NEAR ST MARY'S HOSPITAL
• NEAR RESTAURANTS
• NEAR GROCERY STORE

Property features AI

Exterior

• Parking: Off-street parking
• Security: Security system; Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single-family residence; 2 stories
• Construction: Vinyl siding; Metal roof
• Exterior features: Front porch; Level lot

Interior

• Kitchen: Range; Oven; Refrigerator
• Flooring: Tile; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump heating
• Interior features: Range, Oven, Refrigerator; Tile and wood flooring; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $275 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% 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: 32 active listings in the ZIP; 2 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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $15k; list at $125k implies a 733% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $123,125 (1.5% below list)

Questions for the listing agent

1. Built in 1925 — 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: 1.09% ✓
• Cap rate: 8.94%
• Cash-on-cash: 9.44%
• DSCR: 1.42
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $129,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2712 Highlawn Ave	0.04mi	3/1.0	1,426 (-1%)	2mo	$129,000	$90	93
2729 4th Ave	0.06mi	3/2.0	1,368 (-5%)	12mo	$120,000	$88	76
2741 4th Ave	0.09mi	3/1.0	1,300 (-10%)	2mo	$104,000	$80	76
2633 4th Avenue Ave	0.19mi	3/1.0	1,490 (+4%)	11mo	$100,000	$67	74
2709 4th Ave	0.07mi	2/1.0 (-1)	1,344 (-7%)	10mo	$126,000	$94	70
626 Chesapeake St	0.43mi	3/2.0	1,385 (-4%)	10mo	$149,000	$108	63
2912 3rd Ave	0.39mi	3/2.0	1,584 (+10%)	4mo	$36,000	$23	60
2783 Emmons Ave	0.55mi	3/1.0	1,304 (-9%)	1mo	$150,000	$115	56
92 27th St	0.38mi	2/2.0 (-1)	1,512 (+5%)	14mo	$95,500	$63	55
2957 4th Ave	0.44mi	2/1.5 (-1)	1,248 (-13%)	9mo	$120,000	$96	44
2856 Overlook Dr	0.63mi	3/2.0	1,276 (-11%)	8mo	$141,500	$111	43
9 Kirk Pl	0.50mi	3/1.0	1,248 (-13%)	14mo	$25,000	$20	41

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: -2.1%
• Equity multiple: 0.92×
• Total profit: $-2,728
• Equity at exit: $18,638

10-year hold

• IRR: 7.6%
• Equity multiple: 1.58×
• Total profit: $20,147
• Equity at exit: $10,808

Cash invested: $35,000 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,364 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$95 /mo · $1,138/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $275

Break-even live

Break-even rent $1,016

Max offer price $125,000

Occupancy floor 75%

Sensitivity live

Price	-10% $346	-5% $311	+0% $275	+5% $240	+10% $205
Rent	-10% $168	-5% $222	+0% $275	+5% $329	+10% $383
Rate	-1.0pp $338	-0.5pp $307	base $275	+0.5pp $243	+1.0pp $210

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.59mi
1739 6th Ave Huntington, WV	1.0–2.0	1.0	825	$925	$1.12	45d	1	1.26mi

Listing history 21 events

1. 2026-06-21
   days on market $125,000 Active 30 DOM
2. 2026-06-19
   days on market $125,000 Active 28 DOM
3. 2026-06-18
   days on market $125,000 Active 27 DOM
4. 2026-06-17
   days on market $125,000 Active 26 DOM
5. 2026-06-16
   days on market $125,000 Active 25 DOM
6. 2026-06-15
   days on market $125,000 Active 24 DOM
7. 2026-06-14
   days on market $125,000 Active 22 DOM
8. 2026-06-12
   days on market $125,000 Active 21 DOM
9. 2026-06-09
   days on market $125,000 Active 18 DOM
10. 2026-06-08
    days on market $125,000 Active 17 DOM
11. 2026-06-07
    days on market $125,000 Active 16 DOM
12. 2026-06-05
    days on market $125,000 Active 13 DOM
13. 2026-06-03
    days on market $125,000 Active 12 DOM
14. 2026-06-02
    days on market $125,000 Active 11 DOM
15. 2026-06-01
    days on market $125,000 Active 10 DOM
16. 2026-05-31
    days on market $125,000 Active 9 DOM
17. 2026-05-30
    days on market $125,000 Active 8 DOM
18. 2026-05-21
    listed $125,000 Active
19. 2025-09-27
    historical $1,100
20. 2025-08-28
    listed $1,100
21. 2007-04-12
    soldstatus $15,000

ⓘ 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: $1,138 · $95/mo
• Projected year-2 tax: $1,138 · $95/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 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: $16,374
• − Mortgage interest: −$7,002
• − Property taxes: −$1,138
• − Insurance: −$625
• − Repairs & maintenance: −$1,310
• − Management: −$1,310
• − Depreciation: −$3,636
• Taxable income: $1,352
• Est. tax owed @ 24.0%: −$325
• After-tax cash flow: $2,981/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

+733.3% since first listed

4 events — show timeline

• 2026-05-21 Listed $125,000 HBRMLS
• 2025-09-27 Rental Removed $1,100 TURBOTENANT
• 2025-08-28 Listed for Rent $1,100 TURBOTENANT
• 2007-04-12 Sold (Public Records) $15,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $1,138 · +7.4% YoY. Source: county tax records.