5462 16th Street Rd · Barboursville, WV 25701

$159,000

3 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 22 Days on market

Built 1960 0.33 ac lot

---

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 +15.9/30.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• DSCR +4.9/10.0
• Livability +4.1/5.0
• 1% rule +3.0/10.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This move in ready Rancher sits on almost 1/2 acre lot, great location, completely updated. Includes newer roof, newer HVAC, new deck, updated bath and more. Must see before its gone!

Key facts

• Functional kitchen
• Large yard
• Quiet surroundings

Tags

• SPACIOUS LIVING AREAS
• FUNCTIONAL KITCHEN
• LARGE YARD
• QUIET SURROUNDINGS
• MINUTES FROM HUNTINGTON
• MINUTES FROM BARBOURSVILLE

Property features AI

Exterior

• Parking: Attached garage (1 car); Off-street parking
• Utilities: Public water; Septic tank
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Shingle roof
• Exterior features: Deck; Level lot

Interior

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

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $10 ($125/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 $128k (19.6% below list).
• Recommended offer: $128k (19.6% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 3.4% in Barboursville — 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 82/100 on livability (#8 in WV, #1,207 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute D+.
• 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: Davis Creek Elementary School (math 47% / reading 52%, grade D, #49 of 377 statewide, top 16%, 214 students, 0% FRL); Barboursville Middle School (math 32% / reading 56%, grade D, #11 of 109 statewide, top 9%, 679 students, 0% FRL); Cabell Midland High School (math 25% / reading 56%, grade F, #19 of 110 statewide, top 17%, 1,757 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); 128 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($157k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $11k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; list at $159k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,830 (19.6% below list)

Questions for the listing agent

1. Built in 1960 — 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. 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?
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: 0.80% ✗
• Cap rate: 6.87%
• Cash-on-cash: 2.07%
• DSCR: 1.09
• GRM: 10.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -10.9%
• Equity multiple: 0.59×
• Total profit: $-18,389
• Equity at exit: $23,707

10-year hold

• IRR: 4.0%
• Equity multiple: 1.35×
• Total profit: $15,416
• Equity at exit: $13,747

Cash invested: $44,520 (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: 128
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,278 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$33 /mo · $395/yr
• Insurance: −$66
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $10

Break-even live

Break-even rent $1,265

Max offer price $159,000

Occupancy floor 94%

Sensitivity live

Price	-10% $100	-5% $55	+0% $10	+5% $-35	+10% $-80
Rent	-10% $-91	-5% $-40	+0% $10	+5% $61	+10% $111
Rate	-1.0pp $90	-0.5pp $51	base $10	+0.5pp $-31	+1.0pp $-73

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-09
   status Pending
2. 2026-04-29
   price $159,000
3. 2026-04-17
   listed $169,900 Active
4. 2019-06-03
   soldstatus $85,000 183-char remark

   Show marketing remark (183 chars)

   This move in ready Rancher sits on almost 1/2 acre lot, great location, completely updated. Includes newer roof, newer HVAC, new deck, updated bath and more. Must see before its gone!

5. 2019-06-03
   soldstatus $85,000

   Show marketing remark (183 chars)

   This move in ready Rancher sits on almost 1/2 acre lot, great location, completely updated. Includes newer roof, newer HVAC, new deck, updated bath and more. Must see before its gone!

6. 2019-05-20
   listed $102,000 183-char remark

   Show marketing remark (183 chars)

   This move in ready Rancher sits on almost 1/2 acre lot, great location, completely updated. Includes newer roof, newer HVAC, new deck, updated bath and more. Must see before its gone!

7. 2006-08-21
   soldstatus $68,000

ⓘ 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: $395 · $33/mo
• Projected year-2 tax: $938 · $78/mo
• Expected delta: +$543/yr (+$45/mo · 137.3%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°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: $15,340
• − Mortgage interest: −$8,906
• − Property taxes: −$395
• − Insurance: −$1,592
• − Repairs & maintenance: −$1,227
• − Management: −$1,227
• − Depreciation: −$4,625
• Taxable loss: −$2,635
• Est. tax savings @ 24.0%: +$632
• After-tax cash flow: $757/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 — Barboursville

• Score: 82/100
• State rank: #8
• US rank: #1207

Category grades

Amenities B- Commute D+ Cost of living A+ Crime B+ Employment B Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cabell County · 30,893 people
• 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

+133.8% since first listed

7 events — show timeline

• 2026-05-09 Pending — HBRMLS
• 2026-04-29 Price Changed $159,000 HBRMLS
• 2026-04-17 Listed $169,900 HBRMLS
• 2019-06-03 Sold (Public Records) $85,000 Public Records
• 2019-06-03 Sold (MLS) $85,000 KVBOR
• 2019-05-20 Listed $102,000 KVBOR
• 2006-08-21 Sold (Public Records) $68,000 Public Records

Property tax history

-2.5%/yr

Latest (2025): $395 · -4.3% YoY. Source: county tax records.