1650 S 19th St W · Huntington, WV 25701

$79,000

1 bd · 1.0 ba · 785 sqft · SingleFamily public records · 62 Days on market

Built 1935 1.36 ac lot Est $75k · 6% over

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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 +28.1/30.0
• DSCR +10.0/10.0
• 1% rule +6.8/10.0
• Rent growth +5.0/5.0
• ARV discount +4.8/15.0
• Livability +4.0/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Take a look at this perfect starter home located minutes from the city! With a little bit of TLC you could take this house and turn it into your own perfect home. There is one bedroom, but there are two bonus rooms that could be used as bedrooms as well. Large open kitchen that flows into the living and dining room. Plenty of yard space and privacy with a little over an acre of land. Large two-car detached insulated garage with electric perfect for a workshop or your toys!

Key facts

• Plenty of yard space
• Large open kitchen
• 1.36 acre lot

Tags

• LARGE OPEN KITCHEN
• PLENTY OF YARD SPACE
• DETACHED INSULATED GARAGE

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; One story
• Construction: Frame construction
• Exterior features: Metal roof; 1.36-acre lot

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Total rooms: 5
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric forced air heating; Central air conditioning
• Interior features: Electric range; Refrigerator; Carpet flooring; Tile flooring; Vinyl flooring; No basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $249 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($935 rent vs $79k).
• Recommended offer: $74k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 6.3% 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: Central City Elementary School (math 22% / reading 22%, grade F, #324 of 377 statewide, top 89%, 407 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: Rents rising fast (+10.6%/yr); 129 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $546 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — 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. 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.
7. 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.
8. 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: 1.18% ✓
• Cap rate: 10.07%
• Cash-on-cash: 13.49%
• DSCR: 1.60
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $74,575
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1824 Monroe Ave	0.57mi	2/1.0 (+1)	768 (-2%)	2mo	$73,000	$95	63
1522R Harvey Rd	0.52mi	2/1.0 (+1)	856 (+9%)	11mo	$24,900	$29	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 8.7%
• Equity multiple: 1.36×
• Total profit: $7,965
• Equity at exit: $11,779

10-year hold

• IRR: 21.6%
• Equity multiple: 3.25×
• Total profit: $49,755
• Equity at exit: $6,830

Cash invested: $22,120 (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: 129
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $935 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$43 /mo · $517/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $249

Break-even live

Break-even rent $621

Max offer price $79,000

Occupancy floor 68%

Sensitivity live

Price	-10% $293	-5% $271	+0% $249	+5% $226	+10% $204
Rent	-10% $175	-5% $212	+0% $249	+5% $286	+10% $323
Rate	-1.0pp $289	-0.5pp $269	base $249	+0.5pp $228	+1.0pp $207

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2956 Auburn Rd Huntington, WV	1.0–2.0	1.0	767	$850	$1.11	46d	2	1.14mi

Listing history 24 events

1. 2026-06-22
   days on market $79,000 Active 62 DOM
2. 2026-06-21
   days on market $79,000 Active 61 DOM
3. 2026-06-19
   days on market $79,000 Active 59 DOM
4. 2026-06-18
   days on market $79,000 Active 58 DOM
5. 2026-06-17
   days on market $79,000 Active 57 DOM
6. 2026-06-16
   days on market $79,000 Active 56 DOM
7. 2026-06-15
   days on market $79,000 Active 55 DOM
8. 2026-06-14
   days on market $79,000 Active 53 DOM
9. 2026-06-12
   days on market $79,000 Active 52 DOM
10. 2026-06-09
    days on market $79,000 Active 49 DOM
11. 2026-06-08
    days on market $79,000 Active 48 DOM
12. 2026-06-07
    days on market $79,000 Active 47 DOM
13. 2026-06-05
    days on market $79,000 Active 44 DOM
14. 2026-06-03
    days on market $79,000 Active 43 DOM
15. 2026-06-02
    days on market $79,000 Active 42 DOM
16. 2026-06-01
    days on market $79,000 Active 41 DOM
17. 2026-05-31
    days on market $79,000 Active 40 DOM
18. 2026-05-30
    days on market $79,000 Active 39 DOM
19. 2026-05-02
    status Active 477-char remark

    Show marketing remark (477 chars)

    Take a look at this perfect starter home located minutes from the city! With a little bit of TLC you could take this house and turn it into your own perfect home. There is one bedroom, but there are two bonus rooms that could be used as bedrooms as well. Large open kitchen that flows into the living and dining room. Plenty of yard space and privacy with a little over an acre of land. Large two-car detached insulated garage with electric perfect for a workshop or your toys!

20. 2026-05-01
    status Active
21. 2026-03-17
    status Pending 477-char remark

    Show marketing remark (477 chars)

    Take a look at this perfect starter home located minutes from the city! With a little bit of TLC you could take this house and turn it into your own perfect home. There is one bedroom, but there are two bonus rooms that could be used as bedrooms as well. Large open kitchen that flows into the living and dining room. Plenty of yard space and privacy with a little over an acre of land. Large two-car detached insulated garage with electric perfect for a workshop or your toys!

22. 2026-03-17
    status Pending

    Show marketing remark (477 chars)

    Take a look at this perfect starter home located minutes from the city! With a little bit of TLC you could take this house and turn it into your own perfect home. There is one bedroom, but there are two bonus rooms that could be used as bedrooms as well. Large open kitchen that flows into the living and dining room. Plenty of yard space and privacy with a little over an acre of land. Large two-car detached insulated garage with electric perfect for a workshop or your toys!

23. 2026-03-05
    listed $79,000 Active 477-char remark

    Show marketing remark (477 chars)

    Take a look at this perfect starter home located minutes from the city! With a little bit of TLC you could take this house and turn it into your own perfect home. There is one bedroom, but there are two bonus rooms that could be used as bedrooms as well. Large open kitchen that flows into the living and dining room. Plenty of yard space and privacy with a little over an acre of land. Large two-car detached insulated garage with electric perfect for a workshop or your toys!

24. 2026-03-05
    listed $79,000 Active

    Show marketing remark (477 chars)

    Take a look at this perfect starter home located minutes from the city! With a little bit of TLC you could take this house and turn it into your own perfect home. There is one bedroom, but there are two bonus rooms that could be used as bedrooms as well. Large open kitchen that flows into the living and dining room. Plenty of yard space and privacy with a little over an acre of land. Large two-car detached insulated garage with electric perfect for a workshop or your toys!

ⓘ 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: $517 · $43/mo
• Projected year-2 tax: $517 · $43/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 5/10 Major
• 🌡 Heat 4/10 Moderate 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,225
• − Mortgage interest: −$4,425
• − Property taxes: −$517
• − Insurance: −$395
• − Repairs & maintenance: −$898
• − Management: −$898
• − Depreciation: −$2,298
• Taxable income: $1,794
• Est. tax owed @ 24.0%: −$431
• After-tax cash flow: $2,554/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

+0.0% since first listed

6 events — show timeline

• 2026-05-02 Relisted — HBRMLS
• 2026-05-01 Relisted — KVBOR
• 2026-03-17 Pending — HBRMLS
• 2026-03-17 Pending — KVBOR
• 2026-03-05 Listed $79,000 KVBOR
• 2026-03-05 Listed $79,000 HBRMLS

Property tax history

+117.8%/yr

Latest (2025): $517 · +117.8% YoY. Source: county tax records.