1809 & 1751 Buffington Ave · Huntington, WV 25701

$75,000

4 bd · 2.0 ba · 2,080 sqft · SingleFamily public records · 39 Days on market

Built 1930 4,792 sqft lot Est $135k · 45% under

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +5.0/5.0
• Livability +4.0/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Two story home with 4 BR and 2 Bathrooms. Close proximity to MU, MU Med School, and downtown Huntington.

Key facts

• 4,792 sq ft lot
• Built 1930
• Listed 38 days

Tags

• MULTI-UNIT INVESTMENT
• INCOME-PRODUCING PROPERTY
• DEVELOPMENT POTENTIAL
• SEPARATE RENTAL UNITS
• IMMEDIATE RENTAL INCOME

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $634 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.4% 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: Rents rising fast (+10.6%/yr); 127 active listings in the ZIP; 61 units permitted in Cabell County in 2024 (5 in 5+ unit buildings).
• This rent runs 31% of the median local income ($56k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $6k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.96% ✓
• Cap rate: 16.43%
• Cash-on-cash: 36.21%
• DSCR: 2.61
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $135,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1912 9th Ave	0.25mi	4/1.5	2,088 (+0%)	16mo	$82,000	$39	72
1917 17r 18th St	0.20mi	3/2.0 (-1)	1,885 (-9%)	1mo	$150,000	$80	70
1730 Doulton Ave	0.37mi	3/1.5 (-1)	2,085 (+0%)	17mo	$50,000	$24	62
117 W 9th Ave	0.54mi	3/2.0 (-1)	2,221 (+7%)	3mo	$144,000	$65	56
2102 8th Ave	0.31mi	3/1.0 (-1)	1,768 (-15%)	0mo	$22,000	$12	51
1945 10th Ave Ave	0.35mi	3/2.0 (-1)	1,848 (-11%)	13mo	$215,000	$116	49
1203 9 th Ave	0.74mi	3/2.0 (-1)	2,193 (+5%)	8mo	$1,600	$1	45
1928 12th Ave	0.54mi	3/2.0 (-1)	2,226 (+7%)	16mo	$22,000	$10	45
1018 13th St	0.71mi	3/1.5 (-1)	2,290 (+10%)	1mo	$165,000	$72	42
2203 10th Ave	0.52mi	3/1.5 (-1)	1,824 (-12%)	12mo	$48,000	$26	39
1016 Euclid Pl	0.66mi	3/2.0 (-1)	2,323 (+12%)	10mo	$185,000	$80	36
1024 Euclid Pl	0.66mi	3/1.5 (-1)	2,304 (+11%)	18mo	$185,000	$80	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 37.6%
• Equity multiple: 2.71×
• Total profit: $36,001
• Equity at exit: $11,183

10-year hold

• IRR: 46.6%
• Equity multiple: 6.66×
• Total profit: $118,796
• Equity at exit: $6,485

Cash invested: $21,000 (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 25701

• Home prices YoY: -8.7%
• Rents YoY: 10.6%
• Active inventory: 127
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,470 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$103 /mo · $1,242/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $634

Break-even live

Break-even rent $668

Max offer price $75,000

Occupancy floor 52%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-19
   days on market $75,000 Active 39 DOM
2. 2026-06-18
   days on market $75,000 Active 38 DOM
3. 2026-06-17
   days on market $75,000 Active 37 DOM
4. 2026-06-16
   days on market $75,000 Active 36 DOM
5. 2026-06-15
   days on market $75,000 Active 35 DOM
6. 2026-06-14
   days on market $75,000 Active 33 DOM
7. 2026-06-12
   pricestatusdays on market $75,000 Active 32 DOM
8. 2025-12-03
   status Pending
9. 2025-11-22
   status Active
10. 2025-11-21
    status Pending
11. 2025-10-30
    listed $81,000 Active
12. 2022-02-17
    soldstatus $535,000
13. 2022-02-16
    soldstatus $50,000 104-char remark

    Show marketing remark (104 chars)

    Two story home with 4 BR and 2 Bathrooms. Close proximity to MU, MU Med School, and downtown Huntington.

14. 2021-07-28
    listed $50,000 104-char remark

    Show marketing remark (104 chars)

    Two story home with 4 BR and 2 Bathrooms. Close proximity to MU, MU Med School, and downtown Huntington.

15. 2021-06-23
    soldstatus $943,828

ⓘ 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: $1,242 · $103/mo
• Projected year-2 tax: $1,242 · $103/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 2/10 Low
• 🌡 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: $17,645
• − Mortgage interest: −$4,201
• − Property taxes: −$1,242
• − Insurance: −$375
• − Repairs & maintenance: −$1,412
• − Management: −$1,412
• − Depreciation: −$2,182
• Taxable income: $6,822
• Est. tax owed @ 24.0%: −$1,637
• After-tax cash flow: $5,966/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

-91.4% since first listed

8 events — show timeline

• 2025-12-03 Pending — HBRMLS
• 2025-11-22 Relisted — HBRMLS
• 2025-11-21 Pending — HBRMLS
• 2025-10-30 Listed $81,000 HBRMLS
• 2022-02-17 Sold (Public Records) $535,000 Public Records
• 2022-02-16 Sold (MLS) $50,000 HBRMLS
• 2021-07-28 Listed $50,000 HBRMLS
• 2021-06-23 Sold (Public Records) $943,828 Public Records

Property tax history

+0.4%/yr

Latest (2025): $1,242 · +1.4% YoY. Source: county tax records.