10804 County Road 1 · Huntington, WV 45619

$150,000

3 bd · 1.0 ba · 1,321 sqft · SingleFamily public records · 22 Days on market

Built 1960 Est $119k · 26% over

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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 +27.7/30.0
• DSCR +9.8/10.0
• 1% rule +6.4/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Three bed, one bath, home in the heart of Chesapeake, located between the elementary and the high schools. Kitchen features newer appliances (less than 3 years old), including a gas range, and beautiful solid wood cabinets! Furnace and water heater are gas and located inside, off of the laundry room, the water heater is also newer.

Key facts

• Solid wood cabinets
• Newer appliances
• Gas range

Tags

• NEWER APPLIANCES
• GAS RANGE
• SOLID WOOD CABINETS
• FURNACE AND WATER HEATER

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $453 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.9% 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.
• Chesapeake Union Exempted Village (suburban): math 40% / reading 57% proficiency, ranked #461 of 656 in OH (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 18 units permitted in Lawrence County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($58k/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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Lawrence County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $73k; list at $150k implies a 105% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major 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 $147,750 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — 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: 1.14% ✓
• Cap rate: 9.92%
• Cash-on-cash: 12.95%
• DSCR: 1.58
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $118,890
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
71 Township Road 1213	0.33mi	3/1.0	1,200 (-9%)	11mo	$129,900	$108	60
181 Township Road 1043	0.49mi	3/2.0	1,304 (-1%)	22mo	$85,000	$65	52
15 Township Road 1213	0.38mi	3/1.0	1,464 (+11%)	17mo	$132,000	$90	50
522 9th Street West St	0.71mi	2/1.0 (-1)	1,478 (+12%)	20mo	$16,000	$11	26

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: 2.8%
• Equity multiple: 1.11×
• Total profit: $4,500
• Equity at exit: $22,365

10-year hold

• IRR: 12.3%
• Equity multiple: 1.97×
• Total profit: $40,852
• Equity at exit: $12,969

Cash invested: $42,000 (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 45619

• Home prices YoY: -10.6%
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,714 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$52 /mo · $624/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $453

Break-even live

Break-even rent $1,141

Max offer price $150,000

Occupancy floor 69%

Sensitivity live

Price	-10% $538	-5% $496	+0% $453	+5% $411	+10% $368
Rent	-10% $318	-5% $385	+0% $453	+5% $521	+10% $589
Rate	-1.0pp $529	-0.5pp $491	base $453	+0.5pp $414	+1.0pp $375

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $150,000 Active 22 DOM
2. 2026-06-19
   days on market $150,000 Active 20 DOM
3. 2026-06-18
   days on market $150,000 Active 19 DOM
4. 2026-06-17
   days on market $150,000 Active 18 DOM
5. 2026-06-16
   days on market $150,000 Active 17 DOM
6. 2026-06-15
   days on market $150,000 Active 16 DOM
7. 2026-06-14
   days on market $150,000 Active 14 DOM
8. 2026-06-12
   days on market $150,000 Active 13 DOM
9. 2026-06-09
   days on market $150,000 Active 10 DOM
10. 2026-06-08
    days on market $150,000 Active 9 DOM
11. 2026-06-07
    days on market $150,000 Active 8 DOM
12. 2026-06-05
    days on market $150,000 Active 5 DOM
13. 2026-06-02
    days on market $150,000 Active 3 DOM
14. 2026-06-01
    days on market $150,000 Active 2 DOM
15. 2026-05-31
    remarks 333-char remark
16. 2026-05-31
    listed $150,000 Active 1 DOM

ⓘ 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: $624 · $52/mo
• Projected year-2 tax: $885 · $74/mo
• Expected delta: +$261/yr (+$22/mo · 41.8%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 70% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 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: $20,572
• − Mortgage interest: −$8,402
• − Property taxes: −$624
• − Insurance: −$750
• − Repairs & maintenance: −$1,646
• − Management: −$1,646
• − Depreciation: −$4,364
• Taxable income: $3,140
• Est. tax owed @ 24.0%: −$754
• After-tax cash flow: $4,685/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: Chesapeake Union Exempted Village
• NCES district ID: 3904529
• Math proficiency: 40% ▼ -22.00%
• Reading proficiency: 57% ▼ -12.00%
• Median HH income: $46,731
• Composite: 41.16/100
• National rank: #3553
• State rank: #461 of 656 in OH

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

• County: Lawrence
• City population: 25,795
• Metro: Huntington-Ashland, WV-KY-OH
• Population (ZIP): 7,273
• Household income: $57,525
• Rent vs Own: 20.1% rent · 79.9% own
• Severe rent burden: 17.4

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 57,915 people
• By 2030: 55,650 · -3.9%
• By 2040: 50,523 · -12.8%
• By 2050: 45,103 · -22.1%
• By 2075: 32,441 · -44.0%
• By 2100: 21,754 · -62.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Black 2%
• Common ancestry: Slovak 3% Serbian 2% Italian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+50.5) · D 24.4% · R 74.9%
• 2008→2024 swing: -35.2pp toward R · 2008: -15.3pp · 2024: -50.5pp
• All cycles: 2024: R+50.5 2020: R+45.6 2016: R+43.9 2012: R+15.5 2008: R+15.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -20.15%
• Current HPI: 170.5086
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+105.5% since first listed

2 events — show timeline

• 2026-05-31 Listed $150,000 FSBO.com
• 2000-05-19 Sold (Public Records) $73,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $624 · +20.1% YoY. Source: county tax records.