408 Rotary Rd · Huntington, WV 25705

$30,000

3 bd · 1.0 ba · 1,260 sqft · SingleFamily public records · 104 Days on market

Built 1900 4,356 sqft lot ↓ 33% 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
• 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

JUST REDUCED!! All offers must be submitted at www. VRMProperties.com * Agents must register as a User, enter the property address, and click on "Start Offer" * This property may qualify for Seller Financing (Vendee) * Property built prior to 1978 and lead based paint potentially exists * Seated on a fenced corner lot in Huntington city limits, this home features 3 bedrooms and 2 full bath * All utilities currently working * Located approximately 10 minutes from Marshall University and would make an excellent rental with minimal investment.

Key facts

• Fenced corner lot
• 4,356 sq ft lot
• Built 1900

Tags

• FENCED CORNER LOT

Property features AI

Exterior

• Parking: Parking pad
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two-story home
• Construction: Frame construction with vinyl siding; Composition shingle roof
• Exterior features: Front porch; Fenced yard with privacy fencing

Interior

• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Insulated windows with wood frames; 7 total rooms; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $890 ($11k/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: $27k (9.0% below list) — sets the bar for market timing.
• Cap rate 41.9% 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: Altizer Elementary School (math 32% / reading 37%, grade F, #148 of 377 statewide, top 49%, 202 students, 0% FRL); Huntington East Middle School (math 18% / reading 32%, grade F, #81 of 109 statewide, top 76%, 585 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: 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 $900 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 104 days — a 9% lower offer ($27k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $27,300 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 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 1900 — 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. 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?
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: 4.56% ✓
• Cap rate: 41.89%
• Cash-on-cash: 127.15%
• DSCR: 6.66
• GRM: 1.8

CMA / ARV

• ARV (on-the-fly): $152,460
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
129 North Ter	0.34mi	3/1.5	1,304 (+4%)	1mo	$140,500	$108	75
234 Clemm St	0.17mi	3/1.0	1,382 (+10%)	8mo	$100,000	$72	70
3044 Wallace Cir	0.46mi	3/1.5	1,219 (-3%)	4mo	$165,000	$135	68
2733 Washington Blvd	0.25mi	3/2.0	1,176 (-7%)	10mo	$177,900	$151	64
321 St Louis Ave	0.44mi	3/2.0	1,344 (+7%)	0mo	$137,000	$102	64
2856 Overlook Dr	0.55mi	3/2.0	1,276 (+1%)	8mo	$141,500	$111	62
2644 North Ter	0.31mi	3/2.0	1,372 (+9%)	9mo	$152,500	$111	59
143 North Ter	0.32mi	3/2.0	1,400 (+11%)	5mo	$169,000	$121	58
160 Davis St	0.41mi	4/2.0 (+1)	1,344 (+7%)	6mo	$106,000	$79	55
3106 Brereton Ct	0.61mi	3/1.5	1,155 (-8%)	3mo	$173,500	$150	53
225 Green Oak Dr	0.64mi	3/2.0	1,200 (-5%)	10mo	$170,000	$142	50
3119 Brereton Ct	0.69mi	3/1.0	1,115 (-12%)	6mo	$157,500	$141	43

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: 7.17×
• Total profit: $51,837
• Equity at exit: $4,473

10-year hold

• IRR: —
• Equity multiple: 15.07×
• Total profit: $118,175
• Equity at exit: $2,594

Cash invested: $8,400 (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: $1,368 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$21 /mo · $251/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $890

Break-even live

Break-even rent $241

Max offer price $30,000

Occupancy floor 30%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-21
   status Pending
2. 2026-05-01
   price $30,000
3. 2026-04-24
   status Active
4. 2026-04-15
   status Pending
5. 2026-04-01
   price $35,000
6. 2026-03-04
   price $40,000
7. 2026-01-27
   listed $45,000 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: $251 · $21/mo
• Projected year-2 tax: $251 · $21/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 · 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: $16,417
• − Mortgage interest: −$1,680
• − Property taxes: −$251
• − Insurance: −$150
• − Repairs & maintenance: −$1,313
• − Management: −$1,313
• − Depreciation: −$873
• Taxable income: $10,836
• Est. tax owed @ 24.0%: −$2,601
• After-tax cash flow: $8,080/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

-33.3% since first listed

7 events — show timeline

• 2026-05-21 Pending — KVBOR
• 2026-05-01 Price Changed $30,000 KVBOR
• 2026-04-24 Relisted — KVBOR
• 2026-04-15 Pending — KVBOR
• 2026-04-01 Price Changed $35,000 KVBOR
• 2026-03-04 Price Changed $40,000 KVBOR
• 2026-01-27 Listed $45,000 KVBOR

Property tax history

+1.8%/yr

Latest (2025): $251 · +23.3% YoY. Source: county tax records.