1922 Adams Ave · Huntington, WV 25704

$60,000

3 bd · 1.5 ba · 1,956 sqft · SingleFamily public records · 40 Days on market

Built 1922 6,534 sqft lot ↓ 20% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 MLS

3-bedroom 1.5-bathroom traditional brick 2-story on a level lot with fenced back yard and off street parking. With a little sweat equity this home has tons of potential and unique features. You'll first notice the grand hall style entry that opens to the spacious living room and formal dining room, both with fireplaces. A modified galley style kitchen has lots of work space plus a breakfast nook. A mud room and half bathroom round out the first level. Did we forget to mention the house has hardwood floors throughout? Upstairs you will find an expansive primary bedroom that spans the entire width of the home plus two additional bedrooms and a full bathroom. The bathroom features a jetted soaker tub plus a separate shower. Outdoor amenities include a covered front porch, off-street parking, carport and fenced back yard.

Key facts

• Breakfast nook
• Fireplaces
• Natural light

Tags

• ORIGINAL WOODWORK
• SPACIOUS ROOMS
• NATURAL LIGHT
• FIREPLACES
• BREAKFAST NOOK
• MUD ROOM

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property; 2 stories
• Construction: Brick construction; Shingle roof; Crawl space foundation; Built on a 0.15-acre lot
• Exterior features: Front porch; Level yard

Interior

• Kitchen: Includes dishwasher
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Ceiling fans for cooling
• Interior features: Dishwasher; Living room fireplace; Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $521 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.7% 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: schools C-, 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.
• Market conditions: 76 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 $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 3 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: property tax is 2.5% of price; built in 1922 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $58,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 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 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.08% ✓
• Cap rate: 16.71%
• Cash-on-cash: 37.21%
• DSCR: 2.66
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $127,140
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2201 Washington Ave	0.20mi	3/1.5	1,664 (-15%)	8mo	$119,000	$72	59
2141 W 5th Ave	0.23mi	3/1.5	1,792 (-8%)	23mo	$105,000	$59	56
611 & 615 11th Street West	0.75mi	4/2.0 (+1)	1,955 (-0%)	6mo	$128,000	$65	53
278 Township Road 1076	0.68mi	3/2.0	1,999 (+2%)	14mo	$249,900	$125	51
1154 Madison Ave	0.69mi	4/2.0 (+1)	1,984 (+1%)	13mo	$142,500	$72	48
2509 Adams Ave	0.48mi	4/1.5 (+1)	2,171 (+11%)	12mo	$33,000	$15	44
1221 Jefferson Ave	0.62mi	3/1.0	1,680 (-14%)	4mo	$5,500	$3	42
1330 Washington Avenue Ave	0.52mi	4/1.0 (+1)	2,147 (+10%)	15mo	$100,000	$47	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: 33.2%
• Equity multiple: 2.40×
• Total profit: $23,506
• Equity at exit: $8,946

10-year hold

• IRR: 40.2%
• Equity multiple: 4.77×
• Total profit: $63,396
• Equity at exit: $5,188

Cash invested: $16,800 (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 25704

• Home prices YoY: -13.7%
• Active inventory: 76
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,250 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$127 /mo · $1,523/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $521

Break-even live

Break-even rent $591

Max offer price $60,000

Occupancy floor 53%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
457 Overby Rd Huntington, WV	3.0	1.5	1724	$1,250	$0.73	43d	1	1.15mi

Listing history 25 events

1. 2026-06-19
   days on market $60,000 Active 40 DOM
2. 2026-06-18
   days on market $60,000 Active 39 DOM
3. 2026-06-17
   days on market $60,000 Active 38 DOM
4. 2026-06-16
   days on market $60,000 Active 37 DOM
5. 2026-06-15
   days on market $60,000 Active 36 DOM
6. 2026-06-14
   days on market $60,000 Active 34 DOM
7. 2026-06-12
   days on market $60,000 Active 33 DOM
8. 2026-06-09
   days on market $60,000 Active 30 DOM
9. 2026-06-08
   days on market $60,000 Active 29 DOM
10. 2026-06-07
    days on market $60,000 Active 28 DOM
11. 2026-06-05
    days on market $60,000 Active 25 DOM
12. 2026-06-03
    days on market $60,000 Active 24 DOM
13. 2026-06-02
    days on market $60,000 Active 23 DOM
14. 2026-06-01
    days on market $60,000 Active 22 DOM
15. 2026-05-31
    days on market $60,000 Active 21 DOM
16. 2026-05-30
    days on market $60,000 Active 20 DOM
17. 2026-05-22
    status Active
18. 2026-05-09
    status Pending
19. 2026-04-27
    listed $60,000 Active
20. 2025-09-12
    soldstatus $60,000
21. 2025-09-11
    soldstatus $60,000 Closed 829-char remark

    Show marketing remark (829 chars)

    3-bedroom 1.5-bathroom traditional brick 2-story on a level lot with fenced back yard and off street parking. With a little sweat equity this home has tons of potential and unique features. You'll first notice the grand hall style entry that opens to the spacious living room and formal dining room, both with fireplaces. A modified galley style kitchen has lots of work space plus a breakfast nook. A mud room and half bathroom round out the first level. Did we forget to mention the house has hardwood floors throughout? Upstairs you will find an expansive primary bedroom that spans the entire width of the home plus two additional bedrooms and a full bathroom. The bathroom features a jetted soaker tub plus a separate shower. Outdoor amenities include a covered front porch, off-street parking, carport and fenced back yard.

22. 2025-08-19
    status Pending 829-char remark

    Show marketing remark (829 chars)

    3-bedroom 1.5-bathroom traditional brick 2-story on a level lot with fenced back yard and off street parking. With a little sweat equity this home has tons of potential and unique features. You'll first notice the grand hall style entry that opens to the spacious living room and formal dining room, both with fireplaces. A modified galley style kitchen has lots of work space plus a breakfast nook. A mud room and half bathroom round out the first level. Did we forget to mention the house has hardwood floors throughout? Upstairs you will find an expansive primary bedroom that spans the entire width of the home plus two additional bedrooms and a full bathroom. The bathroom features a jetted soaker tub plus a separate shower. Outdoor amenities include a covered front porch, off-street parking, carport and fenced back yard.

23. 2025-07-20
    price $65,000 829-char remark

    Show marketing remark (829 chars)

    3-bedroom 1.5-bathroom traditional brick 2-story on a level lot with fenced back yard and off street parking. With a little sweat equity this home has tons of potential and unique features. You'll first notice the grand hall style entry that opens to the spacious living room and formal dining room, both with fireplaces. A modified galley style kitchen has lots of work space plus a breakfast nook. A mud room and half bathroom round out the first level. Did we forget to mention the house has hardwood floors throughout? Upstairs you will find an expansive primary bedroom that spans the entire width of the home plus two additional bedrooms and a full bathroom. The bathroom features a jetted soaker tub plus a separate shower. Outdoor amenities include a covered front porch, off-street parking, carport and fenced back yard.

24. 2025-06-07
    price $70,000 829-char remark

    Show marketing remark (829 chars)

    3-bedroom 1.5-bathroom traditional brick 2-story on a level lot with fenced back yard and off street parking. With a little sweat equity this home has tons of potential and unique features. You'll first notice the grand hall style entry that opens to the spacious living room and formal dining room, both with fireplaces. A modified galley style kitchen has lots of work space plus a breakfast nook. A mud room and half bathroom round out the first level. Did we forget to mention the house has hardwood floors throughout? Upstairs you will find an expansive primary bedroom that spans the entire width of the home plus two additional bedrooms and a full bathroom. The bathroom features a jetted soaker tub plus a separate shower. Outdoor amenities include a covered front porch, off-street parking, carport and fenced back yard.

25. 2025-04-28
    listed $75,000 Active 829-char remark

    Show marketing remark (829 chars)

    3-bedroom 1.5-bathroom traditional brick 2-story on a level lot with fenced back yard and off street parking. With a little sweat equity this home has tons of potential and unique features. You'll first notice the grand hall style entry that opens to the spacious living room and formal dining room, both with fireplaces. A modified galley style kitchen has lots of work space plus a breakfast nook. A mud room and half bathroom round out the first level. Did we forget to mention the house has hardwood floors throughout? Upstairs you will find an expansive primary bedroom that spans the entire width of the home plus two additional bedrooms and a full bathroom. The bathroom features a jetted soaker tub plus a separate shower. Outdoor amenities include a covered front porch, off-street parking, carport and fenced back yard.

ⓘ 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: $1,523 · $127/mo
• Projected year-2 tax: $1,523 · $127/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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,000
• − Mortgage interest: −$3,361
• − Property taxes: −$1,523
• − Insurance: −$300
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$1,745
• Taxable income: $5,670
• Est. tax owed @ 24.0%: −$1,361
• After-tax cash flow: $4,890/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): 14,413

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 (93%)
• Race & ethnicity: White 93% Two or more races 5% Black 2%
• Common ancestry: Italian 3% Serbian 2% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · French/Haitian/Cajun 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: ▼ -32.21%
• Current HPI: 202.1322
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-20.0% since first listed

9 events — show timeline

• 2026-05-22 Relisted — HBRMLS
• 2026-05-09 Pending — HBRMLS
• 2026-04-27 Listed $60,000 HBRMLS
• 2025-09-12 Sold (Public Records) $60,000 Public Records
• 2025-09-11 Sold (MLS) $60,000 HBRMLS
• 2025-08-19 Pending — HBRMLS
• 2025-07-20 Price Changed $65,000 HBRMLS
• 2025-06-07 Price Changed $70,000 HBRMLS
• 2025-04-28 Listed $75,000 HBRMLS

Property tax history

+15.5%/yr

Latest (2025): $1,523 · +7.8% YoY. Source: county tax records.