1032 Van Buren Ave · Huntington, WV 25704

$69,500

3 bd · 1.0 ba · 895 sqft · SingleFamily public records · 119 Days on market

Built 1947 5,663 sqft lot Est $79k · 12% under ↓ 30% since listing

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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 +12.8/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Newly renovated one floor plan home! Come take a look at this beautiful remodel. Convenient layout with a nice sunroom entryway. Large fenced in backyard. Storage shed to convey. Close to grocery stores, shopping and the interstate.

Key facts

• Sunroom entryway
• Fenced in backyard
• Storage shed

Tags

• SUNROOM ENTRYWAY
• FENCED IN BACKYARD
• STORAGE SHED

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Single story
• Construction: Frame construction; Shingle roof
• Exterior features: Wood fence; Level to sloped lot

Interior

• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Interior features: Carpet flooring; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $415 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $63k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.5% 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; 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 $481 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1947 — 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 $63,245 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 1.55% ✓
• Cap rate: 13.47%
• Cash-on-cash: 25.62%
• DSCR: 2.14
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $78,760
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
809 W 11th St	0.19mi	2/1.0 (-1)	895 (0%)	10mo	$33,500	$37	78
1027 W 11th St	0.06mi	2/1.0 (-1)	880 (-2%)	22mo	$77,500	$88	71
1238 Madison Ave	0.31mi	2/1.0 (-1)	840 (-6%)	4mo	$70,000	$83	66
920 R Jefferson Ave	0.33mi	2/1.0 (-1)	968 (+8%)	4mo	$39,500	$41	62
1522R Harvey Rd	0.46mi	2/1.0 (-1)	856 (-4%)	11mo	$24,900	$29	57
311 W 8th Ave	0.70mi	3/1.0	912 (+2%)	9mo	$117,500	$129	56
12 Washington Ct	0.54mi	3/1.0	984 (+10%)	9mo	$90,550	$92	51
417 7th Ave W	0.65mi	3/1.0	912 (+2%)	22mo	$71,500	$78	48
421 9th Street West St	0.46mi	2/1.0 (-1)	840 (-6%)	23mo	$76,000	$90	44
708 5th Street West St	0.61mi	2/1.0 (-1)	768 (-14%)	3mo	$88,900	$116	41
1824 Monroe Ave	0.75mi	2/1.0 (-1)	768 (-14%)	2mo	$73,000	$95	35

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: 19.2%
• Equity multiple: 1.78×
• Total profit: $15,187
• Equity at exit: $10,363

10-year hold

• IRR: 27.5%
• Equity multiple: 3.43×
• Total profit: $47,246
• Equity at exit: $6,009

Cash invested: $19,460 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,074 medium
• Mortgage (P&I): −$364
• Tax from tax record: −$40 /mo · $474/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $415

Break-even live

Break-even rent $548

Max offer price $69,500

Occupancy floor 56%

Sensitivity live

Price	-10% $455	-5% $435	+0% $415	+5% $396	+10% $376
Rent	-10% $331	-5% $373	+0% $415	+5% $458	+10% $500
Rate	-1.0pp $450	-0.5pp $433	base $415	+0.5pp $397	+1.0pp $379

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: $17,375
• Closing costs: $2,085
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $69,500 Active 119 DOM
2. 2026-06-18
   days on market $69,500 Active 118 DOM
3. 2026-06-17
   days on market $69,500 Active 117 DOM
4. 2026-06-16
   days on market $69,500 Active 116 DOM
5. 2026-06-15
   days on market $69,500 Active 115 DOM
6. 2026-06-14
   days on market $69,500 Active 113 DOM
7. 2026-06-12
   days on market $69,500 Active 112 DOM
8. 2026-06-09
   days on market $69,500 Active 109 DOM
9. 2026-06-08
   days on market $69,500 Active 108 DOM
10. 2026-06-07
    days on market $69,500 Active 107 DOM
11. 2026-06-05
    days on market $69,500 Active 104 DOM
12. 2026-06-03
    days on market $69,500 Active 103 DOM
13. 2026-06-02
    days on market $69,500 Active 102 DOM
14. 2026-06-01
    days on market $69,500 Active 101 DOM
15. 2026-05-31
    days on market $69,500 Active 100 DOM
16. 2026-05-30
    days on market $69,500 Active 99 DOM
17. 2026-05-19
    price $69,500
18. 2026-05-04
    price $89,000
19. 2026-02-19
    listed $99,000 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: $474 · $40/mo
• Projected year-2 tax: $474 · $40/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 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: $12,887
• − Mortgage interest: −$3,893
• − Property taxes: −$474
• − Insurance: −$348
• − Repairs & maintenance: −$1,031
• − Management: −$1,031
• − Depreciation: −$2,022
• Taxable income: $4,089
• Est. tax owed @ 24.0%: −$981
• After-tax cash flow: $4,004/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

-29.8% since first listed

3 events — show timeline

• 2026-05-19 Price Changed $69,500 HBRMLS
• 2026-05-04 Price Changed $89,000 HBRMLS
• 2026-02-19 Listed $99,000 HBRMLS

Property tax history

+3.0%/yr

Latest (2025): $474 · +6.3% YoY. Source: county tax records.