155 Larkspur Dr · Huntington, WV 25705

$135,000

3 bd · 1.0 ba · 1,336 sqft · SingleFamily public records · 19 Days on market

Built 1970 7,405 sqft lot Est $150k · 10% 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 +23.9/30.0
• ARV discount +11.9/15.0
• DSCR +7.7/10.0
• 1% rule +5.1/10.0
• 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

Beautiful, 1 story brick home with 3 bedrooms, 1 bath, recently remodeled kitchen, bathroom newer roof and hardwood floors. Close to Walmart and Rt 60.

Key facts

• Newer roof
• Remodeled kitchen
• Hardwood floors

Tags

• REMODELED KITCHEN
• NEWER ROOF
• HARDWOOD FLOORS

Property features AI

Exterior

• Parking: Attached garage; Garage door opener
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single family residence; 1 story
• Construction: Brick construction; Shingle roof
• Exterior features: Porch; Level and sloped lot

Interior

• Kitchen: Dishwasher; Microwave; Range; Oven; Refrigerator
• Flooring: Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Dishwasher; Dryer; Microwave; Range; Oven; Refrigerator; Washer; Crawl space basement; Wood flooring
• Laundry & utility: Washer; Dryer

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 $195 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 6.4% 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: Explorer Academy (math 22% / reading 27%, grade F, #287 of 377 statewide, top 85%, 406 students, 0% FRL); Huntington Middle School (math 21% / reading 35%, grade F, #66 of 109 statewide, top 63%, 647 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: 164 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 $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood 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 $132,975 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.01% ✓
• Cap rate: 8.61%
• Cash-on-cash: 8.28%
• DSCR: 1.37
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $149,632
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
155 Larkspur Dr	0.00mi	3/1.0	1,336 (0%)	1mo	$120,000	$90	100
1770 Woodward Ter	0.13mi	3/1.0	1,280 (-4%)	6mo	$146,000	$114	82
906 Norway Ave	0.10mi	2/1.0 (-1)	1,412 (+6%)	3mo	$70,000	$50	78
109 Gilbert St	0.27mi	2/1.5 (-1)	1,324 (-1%)	3mo	$132,000	$100	77
1778 Woodward Ter	0.11mi	3/1.0	1,222 (-8%)	5mo	$147,000	$120	76
49 Blossom Dr	0.22mi	3/1.5	1,248 (-7%)	6mo	$22,000	$18	72
887 Norway Ave	0.24mi	3/1.0	1,150 (-14%)	3mo	$52,000	$45	64
1757 Woodward Ter	0.19mi	3/2.0	1,152 (-14%)	3mo	$158,000	$137	61
1729 Arlington Blvd	0.33mi	4/2.0 (+1)	1,476 (+10%)	1mo	$164,900	$112	58
334 Cherokee Trl	0.73mi	3/1.5	1,287 (-4%)	6mo	$140,000	$109	52
3106 Brereton Ct	0.44mi	3/1.5	1,155 (-14%)	3mo	$173,500	$150	52
2779 Saltwell Rd	0.65mi	3/2.0	1,500 (+12%)	5mo	$180,000	$120	40

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: -6.8%
• Equity multiple: 0.75×
• Total profit: $-9,499
• Equity at exit: $20,129

10-year hold

• IRR: 2.8%
• Equity multiple: 1.20×
• Total profit: $7,634
• Equity at exit: $11,672

Cash invested: $37,800 (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: 164
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,361 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$50 /mo · $604/yr
• Insurance: −$56
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $195

Break-even live

Break-even rent $1,115

Max offer price $135,000

Occupancy floor 81%

Sensitivity live

Price	-10% $271	-5% $233	+0% $195	+5% $156	+10% $118
Rent	-10% $87	-5% $141	+0% $195	+5% $248	+10% $302
Rate	-1.0pp $262	-0.5pp $229	base $195	+0.5pp $160	+1.0pp $124

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-06
   status Pending
2. 2026-04-15
   listed $135,000 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: $604 · $50/mo
• Projected year-2 tax: $796 · $66/mo
• Expected delta: +$192/yr (+$16/mo · 31.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,337
• − Mortgage interest: −$7,562
• − Property taxes: −$604
• − Insurance: −$1,472
• − Repairs & maintenance: −$1,307
• − Management: −$1,307
• − Depreciation: −$3,927
• Taxable income: $157
• Est. tax owed @ 24.0%: −$38
• After-tax cash flow: $2,296/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

2 events — show timeline

• 2026-05-06 Pending — HBRMLS
• 2026-04-15 Listed $135,000 HBRMLS

Property tax history

+0.0%/yr

Latest (2025): $604 · +13.6% YoY. Source: county tax records.