1664 Charleston Ave · Huntington, WV 25701

$22,000

2 bd · 2.0 ba · 1,188 sqft · SingleFamily public records · 158 Days on market

Built 1920 3,000 sqft lot ↓ 24% since listing

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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
• Rent growth +5.0/5.0
• Livability +4.0/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover this delightful 2-bedroom, 2-bathroom single-family home nestled in the heart of Huntington, WV. Built in 1920 and spanning 1,188 square feet on a cozy 30x100 lot, this property blends historic charm with modern potential. Featuring classic architecture, spacious rooms, and a functional layout, it's an ideal canvas for updates or rentals. Perfectly suited for investors, this home offers strong rental appeal in a vibrant community. Its prime location provides unbeatable proximity to key amenities: just a short walk or drive to the Marshall University School of Pharmacy and Cabell Huntington Hospital, making it an excellent choice for students, faculty, or healthcare professionals se

Key facts

• Easy access
• Modern potential
• Historic charm

Tags

• HISTORIC CHARM
• MODERN POTENTIAL
• STRONG RENTAL APPEAL
• PRIME LOCATION
• EASY ACCESS

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two-story
• Construction: Vinyl siding; Shingle roof
• Exterior features: Chain link fencing; Level lot

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: No heating system
• Interior features: Two full bathrooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $22k.

Deal economics

• At list price, monthly cash flow is $569 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($948 rent vs $22k).
• Recommended offer: $19k (12.0% below list) — sets the bar for market timing.
• Cap rate 37.3% 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: Rents rising fast (+10.6%/yr); 127 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $152 of loan paydown is wiped out by about $660 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 158 days — a 12% lower offer ($19k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1920 — 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 $19,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 158 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 1920 — 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: 4.31% ✓
• Cap rate: 37.31%
• Cash-on-cash: 110.78%
• DSCR: 5.93
• GRM: 1.9

CMA / ARV

• ARV (on-the-fly): $112,860
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
916 23rd St	0.65mi	3/2.0 (+1)	1,143 (-4%)	0mo	$106,900	$94	58
1837 Rural Ave	0.24mi	3/1.0 (+1)	1,112 (-6%)	14mo	$98,000	$88	58
1661 Holderby Rd	0.37mi	3/1.0 (+1)	1,188 (0%)	20mo	$130,500	$110	57
1547 Walker Ct	0.55mi	2/2.0	1,209 (+2%)	18mo	$155,000	$128	56
2204 9th Ave	0.58mi	2/1.0	1,218 (+2%)	11mo	$101,000	$83	56
1527 Powell Ct	0.56mi	3/1.0 (+1)	1,165 (-2%)	8mo	$114,000	$98	55
1530 Washington Blvd	0.58mi	2/1.0	1,280 (+8%)	2mo	$149,500	$117	54
1915 18th St	0.48mi	2/1.0	1,048 (-12%)	8mo	$115,000	$110	48
1618 Wiltshire Blvd	0.54mi	3/1.5 (+1)	1,342 (+13%)	2mo	$115,000	$86	44
616 John Marshall Dr	0.54mi	3/1.0 (+1)	1,056 (-11%)	4mo	$57,500	$54	44
616 John Marshall St	0.66mi	3/1.0 (+1)	1,056 (-11%)	18mo	$100,000	$95	26
1012 Chesapeake Ct Ct	0.62mi	3/1.0 (+1)	1,344 (+13%)	20mo	$93,000	$69	24

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.12×
• Total profit: $37,694
• Equity at exit: $3,280

10-year hold

• IRR: —
• Equity multiple: 17.62×
• Total profit: $102,383
• Equity at exit: $1,902

Cash invested: $6,160 (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 25701

• Home prices YoY: -8.7%
• Rents YoY: 10.6%
• Active inventory: 127
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $948 medium
• Mortgage (P&I): −$115
• Tax from tax record: −$55 /mo · $665/yr
• Insurance: −$9
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $569

Break-even live

Break-even rent $228

Max offer price $22,000

Occupancy floor 35%

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: $5,500
• Closing costs: $660
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1739 6th Ave Huntington, WV	1.0–2.0	1.0	825	$925	$1.12	43d	1	0.53mi
605 9th St Huntington, WV	1.0	1.0	672	$838	$1.25	43d	1	1.05mi
2489 1st Ave Unit 101 A Huntington, WV	1.0	1.0	750	$925	$1.23	43d	1	1.31mi

Listing history 20 events

1. 2026-06-19
   days on market $22,000 Active 158 DOM
2. 2026-06-18
   days on market $22,000 Active 157 DOM
3. 2026-06-17
   days on market $22,000 Active 156 DOM
4. 2026-06-16
   days on market $22,000 Active 155 DOM
5. 2026-06-15
   days on market $22,000 Active 154 DOM
6. 2026-06-14
   days on market $22,000 Active 152 DOM
7. 2026-06-12
   days on market $22,000 Active 151 DOM
8. 2026-06-09
   days on market $22,000 Active 148 DOM
9. 2026-06-08
   days on market $22,000 Active 147 DOM
10. 2026-06-07
    days on market $22,000 Active 146 DOM
11. 2026-06-05
    days on market $22,000 Active 143 DOM
12. 2026-06-03
    days on market $22,000 Active 142 DOM
13. 2026-06-02
    days on market $22,000 Active 141 DOM
14. 2026-06-01
    days on market $22,000 Active 140 DOM
15. 2026-05-31
    days on market $22,000 Active 139 DOM
16. 2026-05-30
    days on market $22,000 Active 138 DOM
17. 2026-04-20
    price $22,000
18. 2026-04-02
    price $24,499
19. 2026-03-18
    price $24,999
20. 2026-01-12
    listed $29,000 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: $665 · $55/mo
• Projected year-2 tax: $665 · $55/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 ≥102°F today · 19 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: $11,372
• − Mortgage interest: −$1,232
• − Property taxes: −$665
• − Insurance: −$110
• − Repairs & maintenance: −$910
• − Management: −$910
• − Depreciation: −$640
• Taxable income: $6,905
• Est. tax owed @ 24.0%: −$1,657
• After-tax cash flow: $5,167/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
• County: Cabell County · 30,893 people
• City population: 25,795
• Metro: Huntington-Ashland, WV-KY-OH
• Population (ZIP): 21,197
• Household income: $56,292
• Rent vs Own: 41.2% rent · 58.8% own
• Severe rent burden: 1186.0

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 (82%)
• Race & ethnicity: White 82% Black 8% Two or more races 6% Hispanic / Latino 2% Asian 2%
• Common ancestry: Slovak 4% Italian 2% Serbian 2%
• Foreign-born: 2% · China
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1% Chinese 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: ▼ -19.39%
• Current HPI: 202.9629
• Rent YoY: ▲ 10.58%
• Metro: Huntington-Ashland, WV-KY-OH
• State GDP YoY: —
• F500 in state: 0

Price history

-24.1% since first listed

4 events — show timeline

• 2026-04-20 Price Changed $22,000 HBRMLS
• 2026-04-02 Price Changed $24,499 HBRMLS
• 2026-03-18 Price Changed $24,999 HBRMLS
• 2026-01-12 Listed $29,000 HBRMLS

Property tax history

+2.6%/yr

Latest (2025): $665 · +30.7% YoY. Source: county tax records.