25 Apple Blossum Ln · Hurricane, WV 25510

$159,000

3 bd · 1.5 ba · 1,808 sqft · SingleFamily · 49 Days on market

Built 1977 7,405 sqft lot Est $231k · 31% under ↓ 16% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +12.0/30.0
• Appreciation +5.2/10.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

CHARMING 3 BED, 1.5 BATH 2-STORY HOME with Culloden address but within the Hurricane School District! Updates include HVAC, and windows. Features a 2-car garage with workshop and a spacious bonus room above, added in 2016. Doggie door leads to small fenced area. Ample storage. Great location with all the conveniences!

Key facts

• Workshop space
• Formal dining area
• Local amenities

Tags

• CORNER LOT
• FORMAL DINING AREA
• WORKSHOP SPACE
• LOCAL AMENITIES

Property features AI

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Public water; Public sewer
• Home design: Two-level single family residence; Residential property
• Construction: Brick and vinyl siding construction
• Exterior features: Composition/shingle roof

Interior

• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump and electric forced air heating; Central air conditioning; Heat pump cooling
• Interior features: Insulated windows; 9 total rooms; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $-105 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $144k (9.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (15.6% below list).
• Recommended offer: $134k (15.6% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.0% in Hurricane — 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 72/100 on livability (#47 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Putnam County Schools (suburban): math 40% / reading 50% proficiency, ranked #2 of 55 in WV (top 4%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hurricane Town Elementary (math 42% / reading 42%, grade F, #87 of 377 statewide, top 28%, 299 students, 0% FRL); Hurricane Middle (math 44% / reading 50%, grade D+, #6 of 109 statewide, top 6%, 849 students, 0% FRL); Hurricane High School (math 38% / reading 62%, grade D+, #6 of 110 statewide, top 5%, 1,256 students, 0% FRL) — zoned schools average 0% FRL vs 33% district-wide (33 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 28 active listings in the ZIP; 111 units permitted in Putnam County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($1k loan paydown + $482 appreciation (0.3% local appreciation)).

Negotiation context

• It's been on market 49 days — a 3% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $134,183 (15.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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.
8. 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.
9. 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: 0.84% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.04%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $231,424
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
189 Westminster Dr	0.14mi	3/1.5	1,874 (+4%)	14mo	$195,000	$104	76
66 Westminster Dr	0.04mi	3/1.5	1,700 (-6%)	23mo	$165,000	$97	70
199 Kingswood Dr	0.48mi	3/2.0	1,826 (+1%)	15mo	$248,500	$136	62
110 Lake Dr	0.28mi	3/2.0	1,638 (-9%)	12mo	$200,000	$122	59
60 Joy Ln	0.49mi	4/2.0 (+1)	1,872 (+4%)	6mo	$205,000	$110	59
312 Cambridge Drive Dr	0.17mi	4/2.0 (+1)	1,676 (-7%)	22mo	$250,000	$149	54
72 Cambridge Dr	0.21mi	4/2.5 (+1)	1,960 (+8%)	22mo	$250,000	$128	48
30 Oakvale Rd	0.64mi	4/2.5 (+1)	1,856 (+3%)	22mo	$225,000	$121	38
3031 Victorian Pl	0.54mi	3/2.0	1,560 (-14%)	23mo	$260,000	$167	31
41 Oakvale Rd	0.63mi	3/2.0	1,560 (-14%)	20mo	$223,000	$143	29
18 Cactus Ln	0.69mi	4/3.0 (+1)	1,628 (-10%)	22mo	$254,900	$157	22

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.3% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.2%
• Equity multiple: 0.80×
• Total profit: $-9,012
• Equity at exit: $48,595

10-year hold

• IRR: 1.5%
• Equity multiple: 1.16×
• Total profit: $7,240
• Equity at exit: $60,386

Cash invested: $44,520 (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 25510

• Home prices YoY: 0.2%
• Active inventory: 28
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,342 medium
• Mortgage (P&I): −$834
• Tax est. 1.5%: −$199 /mo · $2,385/yr
• Insurance: −$66
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $-105

Break-even live

Break-even rent $1,475

Max offer price $143,774

Occupancy floor —

Sensitivity live

Price	-10% $5	-5% $-50	+0% $-105	+5% $-160	+10% $-215
Rent	-10% $-211	-5% $-158	+0% $-105	+5% $-52	+10% $1
Rate	-1.0pp $-25	-0.5pp $-65	base $-105	+0.5pp $-146	+1.0pp $-188

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-09
   statusdays on market $159,000 Pending 49 DOM
2. 2026-06-08
   days on market $159,000 Active 48 DOM
3. 2026-06-07
   days on market $159,000 Active 47 DOM
4. 2026-06-03
   days on market $159,000 Active 43 DOM
5. 2026-06-02
   days on market $159,000 Active 42 DOM
6. 2026-06-01
   days on market $159,000 Active 41 DOM
7. 2026-05-31
   days on market $159,000 Active 40 DOM
8. 2026-05-30
   days on market $159,000 Active 39 DOM
9. 2026-04-20
   listed $159,000 Active
10. 2023-11-20
    soldstatus $189,000 319-char remark

    Show marketing remark (319 chars)

    CHARMING 3 BED, 1.5 BATH 2-STORY HOME with Culloden address but within the Hurricane School District! Updates include HVAC, and windows. Features a 2-car garage with workshop and a spacious bonus room above, added in 2016. Doggie door leads to small fenced area. Ample storage. Great location with all the conveniences!

11. 2023-09-05
    listed $189,000 319-char remark

    Show marketing remark (319 chars)

    CHARMING 3 BED, 1.5 BATH 2-STORY HOME with Culloden address but within the Hurricane School District! Updates include HVAC, and windows. Features a 2-car garage with workshop and a spacious bonus room above, added in 2016. Doggie door leads to small fenced area. Ample storage. Great location with all the conveniences!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 79% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 20 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: $16,102
• − Mortgage interest: −$8,906
• − Property taxes: −$2,385
• − Insurance: −$1,592
• − Repairs & maintenance: −$1,288
• − Management: −$1,288
• − Depreciation: −$4,625
• Taxable loss: −$3,984
• Est. tax savings @ 24.0%: +$956
• After-tax cash flow: $-307/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: Putnam County Schools
• NCES district ID: 5401200
• Math proficiency: 40% ▼ -13.00%
• Reading proficiency: 50% ▼ -6.00%
• Median HH income: $54,783
• Composite: 39.06/100
• National rank: #4060
• State rank: #2 of 55 in WV

Livability — Hurricane

• Score: 72/100
• State rank: #47
• US rank: #5846

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment B Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cabell County · 30,893 people
• City population: 22,514
• Metro: Huntington-Ashland, WV-KY-OH
• Population (ZIP): 5,098
• Household income: $72,894
• Rent vs Own: 12.7% rent · 87.3% own
• Severe rent burden: 31.0

Population outlook (Putnam County) Hauer SSP2

• Today (2025): 58,915 people
• By 2030: 59,400 · +0.8%
• By 2040: 59,444 · +0.9%
• By 2050: 58,510 · -0.7%
• By 2075: 54,603 · -7.3%
• By 2100: 46,202 · -21.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 2% Asian 1%
• Common ancestry: Lithuanian 4% Italian 2% Slovak 2%
• Foreign-born: 1%

Political lean MEDSL · Putnam

• 2024 margin: Solid R (+46.3) · D 25.9% · R 72.2% · Other 1.9%
• 2008→2024 swing: -22.8pp toward R · 2008: -23.5pp · 2024: -46.3pp
• All cycles: 2024: R+46.3 2020: R+42.6 2016: R+47.8 2012: R+37.1 2008: R+23.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.30%
• Current HPI: 163.4525
• Rent YoY: —
• Metro: Huntington-Ashland, WV-KY-OH
• State GDP YoY: —
• F500 in state: 0

Price history

-15.9% since first listed

3 events — show timeline

• 2026-04-20 Listed $159,000 KVBOR
• 2023-11-20 Sold (MLS) $189,000 KVBOR
• 2023-09-05 Listed $189,000 KVBOR