3652 Hughes St · Huntington, WV 25704

$134,900

3 bd · 1.0 ba · 1,384 sqft · SingleFamily public records · 4 Days on market

Built 1950 5,663 sqft lot Est $158k · 14% under

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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 +22.4/30.0
• ARV discount +14.0/15.0
• DSCR +7.2/10.0
• 1% rule +4.7/10.0
• Livability +4.0/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Home Sweet Home! Your home search may be over after viewing this inviting 3 bedroom, 2 story vinyl sided home with double pane windows. A covered front porch greets all who enter. There are hardwood floors in the bedrooms and under some of the carpeting on the first floor. A level backyard, off street parking, and in a convenient location! Call for your personal tour today!

Key facts

• Gated front porch
• Fenced in backyard
• Updated countertops

Tags

• GATED FRONT PORCH
• NEWER METAL ROOFING
• FENCED IN BACKYARD
• TWO STORAGE BUILDINGS
• FRESHLY PAINTED KITCHEN
• UPDATED COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $224 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (2.7% below list).
• Recommended offer: $131k (2.7% below list) — sets the bar for 1% rule.
• Cap rate 8.3% vs local median 6.5% in Huntington — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Wayne County Schools (rural): math 25% / reading 38% proficiency, ranked #25 of 55 in WV (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Kellogg Elementary School (math 47% / reading 37%, grade F, #87 of 377 statewide, top 28%, 327 students, 0% FRL); Vinson Middle School (math 19% / reading 53%, grade F, #31 of 109 statewide, top 28%, 197 students, 0% FRL); Spring Valley High School (math 17% / reading 47%, grade F, #55 of 110 statewide, top 59%, 910 students, 0% FRL) — zoned schools average 0% FRL vs 46% district-wide (46 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 76 active listings in the ZIP; 67 units permitted in Wayne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Wayne County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 4y 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.
• Current owner paid $62k; list at $135k implies a 116% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,298 (2.7% below list)

Questions for the listing agent

1. Built in 1950 — 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: 0.97% ✗
• Cap rate: 8.28%
• Cash-on-cash: 7.11%
• DSCR: 1.32
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $157,776
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3652 Hughes St	0.00mi	3/1.5	1,264 (-9%)	0mo	$142,000	$112	83
3642 Piedmont Rd	0.08mi	3/2.0	1,509 (+9%)	0mo	$230,000	$152	77
3203 Bradley Rd	0.36mi	3/1.5	1,439 (+4%)	4mo	$163,500	$114	71
282 Kentucky St	0.29mi	3/2.0	1,472 (+6%)	2mo	$166,000	$113	70
3214 Hughes St	0.33mi	2/2.0 (-1)	1,328 (-4%)	3mo	$192,000	$145	66
4010 Van Sant St	0.19mi	2/2.0 (-1)	1,254 (-9%)	1mo	$135,000	$108	65
2971 Hughes St	0.50mi	3/1.0	1,296 (-6%)	2mo	$153,750	$119	64
4123 Auburn Rd	0.34mi	3/2.0	1,552 (+12%)	1mo	$170,000	$110	59
3409 Auburn Rd	0.34mi	3/1.5	1,208 (-13%)	2mo	$154,000	$127	59
3115 Brandon Rd	0.48mi	2/1.0 (-1)	1,279 (-8%)	2mo	$135,000	$106	58
4425 Bradley Rd	0.49mi	3/2.0	1,568 (+13%)	2mo	$190,000	$121	49
2945 Piedmont Rd	0.56mi	2/2.0 (-1)	1,241 (-10%)	2mo	$55,000	$44	46

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: -5.5%
• Equity multiple: 0.80×
• Total profit: $-7,663
• Equity at exit: $20,114

10-year hold

• IRR: 4.2%
• Equity multiple: 1.30×
• Total profit: $11,460
• Equity at exit: $11,664

Cash invested: $37,772 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,313 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$50 /mo · $599/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $224

Break-even live

Break-even rent $1,030

Max offer price $134,900

Occupancy floor 78%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-04-20
   status Pending
2. 2026-04-16
   listed $134,900 Active
3. 2022-03-24
   soldstatus $62,500
4. 2022-03-18
   soldstatus $62,500 376-char remark

   Show marketing remark (376 chars)

   Home Sweet Home! Your home search may be over after viewing this inviting 3 bedroom, 2 story vinyl sided home with double pane windows. A covered front porch greets all who enter. There are hardwood floors in the bedrooms and under some of the carpeting on the first floor. A level backyard, off street parking, and in a convenient location! Call for your personal tour today!

5. 2022-03-18
   soldstatus $62,500 376-char remark

   Show marketing remark (376 chars)

   Home Sweet Home! Your home search may be over after viewing this inviting 3 bedroom, 2 story vinyl sided home with double pane windows. A covered front porch greets all who enter. There are hardwood floors in the bedrooms and under some of the carpeting on the first floor. A level backyard, off street parking, and in a convenient location! Call for your personal tour today!

6. 2022-02-09
   listed $69,900 376-char remark

   Show marketing remark (376 chars)

   Home Sweet Home! Your home search may be over after viewing this inviting 3 bedroom, 2 story vinyl sided home with double pane windows. A covered front porch greets all who enter. There are hardwood floors in the bedrooms and under some of the carpeting on the first floor. A level backyard, off street parking, and in a convenient location! Call for your personal tour today!

7. 2022-02-09
   listed $69,900 376-char remark

   Show marketing remark (376 chars)

   Home Sweet Home! Your home search may be over after viewing this inviting 3 bedroom, 2 story vinyl sided home with double pane windows. A covered front porch greets all who enter. There are hardwood floors in the bedrooms and under some of the carpeting on the first floor. A level backyard, off street parking, and in a convenient location! Call for your personal tour today!

ⓘ 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: $599 · $50/mo
• Projected year-2 tax: $796 · $66/mo
• Expected delta: +$197/yr (+$16/mo · 33.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°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: $15,756
• − Mortgage interest: −$7,556
• − Property taxes: −$599
• − Insurance: −$674
• − Repairs & maintenance: −$1,260
• − Management: −$1,260
• − Depreciation: −$3,924
• Taxable income: $481
• Est. tax owed @ 24.0%: −$115
• After-tax cash flow: $2,569/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: Wayne County Schools
• NCES district ID: 5401500
• Math proficiency: 25% ▼ -15.00%
• Reading proficiency: 38% ▼ -10.00%
• Median HH income: $36,283
• Composite: 26.08/100
• National rank: #7297
• State rank: #25 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 (Wayne County) Hauer SSP2

• Today (2025): 38,267 people
• By 2030: 36,578 · -4.4%
• By 2040: 33,034 · -13.7%
• By 2050: 29,671 · -22.5%
• By 2075: 22,901 · -40.2%
• By 2100: 17,421 · -54.5%

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 · Wayne

• 2024 margin: Solid R (+53.4) · D 22.4% · R 75.8% · Other 1.8%
• 2008→2024 swing: -35.1pp toward R · 2008: -18.2pp · 2024: -53.4pp
• All cycles: 2024: R+53.4 2020: R+50.1 2016: R+51.3 2012: R+27.0 2008: R+18.2

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

+93.0% since first listed

7 events — show timeline

• 2026-04-20 Pending — HBRMLS
• 2026-04-16 Listed $134,900 HBRMLS
• 2022-03-24 Sold (Public Records) $62,500 Public Records
• 2022-03-18 Sold (MLS) $62,500 HBRMLS
• 2022-03-18 Sold (MLS) $62,500 KVBOR
• 2022-02-09 Listed $69,900 HBRMLS
• 2022-02-09 Listed $69,900 KVBOR

Property tax history

+15.1%/yr

Latest (2025): $599 · +7.1% YoY. Source: county tax records.