155 Cedar St · Huntington, WV 25705

$29,900

4 bd · 1.0 ba · 1,790 sqft · SingleFamily public records · 169 Days on market

Built 1918 8,276 sqft lot

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Spacious brick two-story home with 4 bedrooms and 1 bathroom located on the second floor. The first level includes a welcoming foyer, living room, dining room, and kitchen with access to a back deck. In need of repairs, this property is ideal for investors or buyers looking to restore and customize a classic home.

Key facts

• 8,276 sq ft lot
• Built 1918
• Listed 168 days

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking:
• Security:
• Utilities:
• Home design: Single-family residence; 2 stories; Residential property
• Construction: Brick construction; Shingle roof; Built on foundation (year not provided)
• Exterior features: Level lot

Interior

• Kitchen:
• Bedrooms:
• Flooring:
• Bathrooms: 1 full bathroom
• Heating & cooling:
• Interior features: Porch
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $857 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.
• Cap rate 40.7% 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: 163 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 $207 of loan paydown is wiped out by about $897 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 169 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $26,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 169 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 4.68% ✓
• Cap rate: 40.71%
• Cash-on-cash: 122.90%
• DSCR: 6.47
• GRM: 1.8

CMA / ARV

• ARV (on-the-fly): $166,470
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24 Fairfax Dr	0.29mi	3/2.0 (-1)	1,788 (-0%)	6mo	$233,000	$130	72
1953 Underwood Ave	0.52mi	3/2.0 (-1)	1,655 (-8%)	3mo	$143,344	$87	51
86 Fairfax Dr	0.51mi	3/1.5 (-1)	1,575 (-12%)	1mo	$165,850	$105	48
1956 Underwood Ave	0.51mi	3/1.5 (-1)	2,005 (+12%)	8mo	$70,000	$35	43
544 Roby Rd	0.65mi	4/2.0	2,044 (+14%)	1mo	$125,000	$61	41
127 Green Oak Dr	0.67mi	3/1.5 (-1)	1,590 (-11%)	2mo	$191,000	$120	41
1400 28th St	0.54mi	3/3.0 (-1)	1,592 (-11%)	3mo	$135,400	$85	41
1819 Magnolia Ln	0.51mi	3/1.5 (-1)	1,540 (-14%)	7mo	$115,000	$75	40
2006 Wiltshire Blvd	0.54mi	3/2.0 (-1)	1,584 (-12%)	8mo	$229,900	$145	39
2641 Washington Blvd	0.59mi	4/2.5	2,024 (+13%)	11mo	$189,000	$93	36
192 N Queens Ct	0.72mi	3/2.0 (-1)	1,557 (-13%)	2mo	$183,500	$118	34
2937 Hollywood Pl	0.75mi	3/2.0 (-1)	1,539 (-14%)	8mo	$30,000	$19	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: —
• Equity multiple: 6.95×
• Total profit: $49,814
• Equity at exit: $4,458

10-year hold

• IRR: —
• Equity multiple: 14.60×
• Total profit: $113,890
• Equity at exit: $2,585

Cash invested: $8,372 (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 25705

• Home prices YoY: -24.9%
• Active inventory: 163
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,401 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$80 /mo · $958/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $857

Break-even live

Break-even rent $315

Max offer price $29,900

Occupancy floor 34%

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $29,900 Active 169 DOM
2. 2026-06-18
   days on market $29,900 Active 168 DOM
3. 2026-06-17
   days on market $29,900 Active 167 DOM
4. 2026-06-16
   days on market $29,900 Active 166 DOM
5. 2026-06-15
   days on market $29,900 Active 165 DOM
6. 2026-06-14
   days on market $29,900 Active 163 DOM
7. 2026-06-12
   days on market $29,900 Active 162 DOM
8. 2026-06-09
   days on market $29,900 Active 159 DOM
9. 2026-06-08
   days on market $29,900 Active 158 DOM
10. 2026-06-07
    days on market $29,900 Active 157 DOM
11. 2026-06-05
    days on market $29,900 Active 154 DOM
12. 2026-06-03
    days on market $29,900 Active 153 DOM
13. 2026-06-02
    days on market $29,900 Active 152 DOM
14. 2026-06-01
    days on market $29,900 Active 151 DOM
15. 2026-05-31
    days on market $29,900 Active 150 DOM
16. 2026-05-30
    days on market $29,900 Active 149 DOM
17. 2026-01-01
    listed $29,900 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: $958 · $80/mo
• Projected year-2 tax: $958 · $80/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 4/10 Moderate 7 d/yr ≥102°F today · 18 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: $16,808
• − Mortgage interest: −$1,675
• − Property taxes: −$958
• − Insurance: −$150
• − Repairs & maintenance: −$1,345
• − Management: −$1,345
• − Depreciation: −$870
• Taxable income: $10,467
• Est. tax owed @ 24.0%: −$2,512
• After-tax cash flow: $7,777/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): 20,668

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 (89%)
• Race & ethnicity: White 89% Black 5% Two or more races 4% Hispanic / Latino 2% Asian 1%
• Common ancestry: Slovak 3% Serbian 2% Lithuanian 2%
• Foreign-born: 2%
• Languages at home: 97% English-only · Spanish 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: ▼ -57.08%
• Current HPI: 171.7797
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-01-01 Listed $29,900 HBRMLS

Property tax history

+1.0%/yr

Latest (2025): $958 · +10.7% YoY. Source: county tax records.