1421 Beech St · Huntington, WV 25701

$80,000

3 bd · 2.0 ba · 1,270 sqft · SingleFamily public records · 48 Days on market

Built 1913 5,401 sqft lot Est $135k · 41% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Cute home in Huntington! 4 bed, 2 bath. One main floor bedroom. Large covered back patio and one car detached garage. Fenced back yard w/ outbuilding. Convenitiely located near Cabell-Huntigotn hospital and minutes to downtown and Marshall University!

Key facts

• Outbuilding
• Fenced back yard
• Minutes to downtown

Tags

• COVERED BACK PATIO
• FENCED BACK YARD
• OUTBUILDING
• MINUTES TO DOWNTOWN

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water
• Home design: Two-story single family residence; Residential property in the Fairfield subdivision
• Construction: Aluminum siding construction
• Exterior features: Patio

Interior

• Bedrooms: Total of 6 rooms (includes bedrooms and living spaces)
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Tile and vinyl flooring; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $440 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.9% 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: Spring Hill Elementary School (math 17% / reading 22%, grade F, #350 of 377 statewide, top 95%, 381 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); 127 active listings in the ZIP; 2 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 $553 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 ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $55k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1913 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.55% ✓
• Cap rate: 12.89%
• Cash-on-cash: 23.58%
• DSCR: 2.05
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $134,620
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1536 18th St	0.07mi	3/2.0	1,428 (+12%)	4mo	$103,000	$72	73
1618 Wiltshire Blvd	0.45mi	3/1.5	1,342 (+6%)	2mo	$115,000	$86	65
1736 10th Ave	0.39mi	4/1.0 (+1)	1,288 (+1%)	10mo	$60,000	$47	62
1530 Washington Blvd	0.57mi	2/1.0 (-1)	1,280 (+1%)	2mo	$149,500	$117	61
2248 Cherry Ave	0.59mi	3/1.0	1,272 (+0%)	10mo	$220,000	$173	60
1676 Wiltshire Blvd	0.40mi	4/2.0 (+1)	1,176 (-7%)	10mo	$125,000	$106	56
1502 Washington Blvd	0.55mi	3/2.0	1,390 (+9%)	5mo	$187,000	$135	54
916 23rd St	0.62mi	3/2.0	1,143 (-10%)	0mo	$106,900	$94	54
2069 Enslow Ave	0.47mi	3/1.5	1,403 (+10%)	8mo	$230,000	$164	52
1527 Powell Ct	0.53mi	3/1.0	1,165 (-8%)	8mo	$114,000	$98	51
176 Fountain Pl	0.65mi	3/1.5	1,119 (-12%)	0mo	$137,000	$122	47
1852 Enslow Blvd	0.67mi	4/1.0 (+1)	1,176 (-7%)	5mo	$85,000	$72	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 22.2%
• Equity multiple: 1.97×
• Total profit: $21,642
• Equity at exit: $11,928

10-year hold

• IRR: 33.3%
• Equity multiple: 4.79×
• Total profit: $84,860
• Equity at exit: $6,917

Cash invested: $22,400 (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 25701

• Home prices YoY: -8.7%
• Rents YoY: 10.6%
• Active inventory: 127
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,242 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$88 /mo · $1,059/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $440

Break-even live

Break-even rent $685

Max offer price $80,000

Occupancy floor 60%

Sensitivity live

Price	-10% $485	-5% $463	+0% $440	+5% $417	+10% $395
Rent	-10% $342	-5% $391	+0% $440	+5% $489	+10% $538
Rate	-1.0pp $480	-0.5pp $460	base $440	+0.5pp $419	+1.0pp $398

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	44d	1	0.70mi
2489 1st Ave Unit 108 A Huntington, WV	2.0	1.5	1600	$1,495	$0.93	44d	1	1.37mi

Listing history 11 events

1. 2026-06-19
   days on market $80,000 Active 48 DOM
2. 2026-06-18
   days on market $80,000 Active 47 DOM
3. 2026-06-17
   days on market $80,000 Active 46 DOM
4. 2026-06-16
   days on market $80,000 Active 45 DOM
5. 2026-06-15
   days on market $80,000 Active 44 DOM
6. 2026-06-14
   days on market $80,000 Active 42 DOM
7. 2026-06-12
   days on market $80,000 Active 41 DOM
8. 2026-06-09
   status $80,000 Active 38 DOM
9. 2026-04-17
   listed $80,000 Active
10. 2023-05-04
    soldstatus $55,000
11. 2019-05-21
    soldstatus $15,000

ⓘ 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: $1,059 · $88/mo
• Projected year-2 tax: $1,059 · $88/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 4/10 Moderate 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: $14,905
• − Mortgage interest: −$4,481
• − Property taxes: −$1,059
• − Insurance: −$400
• − Repairs & maintenance: −$1,192
• − Management: −$1,192
• − Depreciation: −$2,327
• Taxable income: $4,252
• Est. tax owed @ 24.0%: −$1,021
• After-tax cash flow: $4,261/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

+433.3% since first listed

3 events — show timeline

• 2026-04-17 Listed $80,000 KVBOR
• 2023-05-04 Sold (Public Records) $55,000 Public Records
• 2019-05-21 Sold (Public Records) $15,000 Public Records

Property tax history

+7.9%/yr

Latest (2025): $1,059 · +8.0% YoY. Source: county tax records.