415 Main St · Huntington, WV 25702

$59,900

3 bd · 2.0 ba · 1,632 sqft · SingleFamily public records · 48 Days on market

Built 1847 8,276 sqft lot Est $109k · 45% 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
• 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

Here is your chance to own a part of Huntington's historic past! Home was built in 1847 and offers unique woodwork features. Opportunities are endless with this home. Level lot with off street parking. HomeSteps offers homes prior to competition from investors through the Freddie Mac First Look Initiative. This ongoing initiative offers owner occupant homebuyers, Neighborhood Stabilization Program (NSP) grantees and non-profits engaged incommunity stabilization efforts the ability to purchase HomeSteps homes during their initial 30 days of listing, without competition from investors. The purchaser does not need to be a first time homebuyer to be eligible provided, however, that they are bu

Key facts

• Off street parking
• Level lot
• 8,276 sq ft lot

Tags

• UNIQUE WOODWORK FEATURES
• LEVEL LOT
• OFF STREET PARKING

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; Two-story
• Construction: Frame construction
• Exterior features: Front porch; Level lot

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Central air conditioning; Central heating (natural gas)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $740 ($9k/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 21.1% 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: 32 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 $414 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 ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1847 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $58,103 (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 1847 — 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: 2.50% ✓
• Cap rate: 21.12%
• Cash-on-cash: 52.95%
• DSCR: 3.36
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $109,344
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2912 3rd Ave	0.58mi	3/2.0	1,584 (-3%)	4mo	$36,000	$23	65
2935 Merrill Ave	0.57mi	3/2.0	1,834 (+12%)	3mo	$188,000	$103	50
3118 Third Ave	0.40mi	3/2.0	1,487 (-9%)	24mo	$99,700	$67	47
309 5th Ave	0.20mi	2/1.0 (-1)	1,401 (-14%)	15mo	$60,000	$43	46
2757 4th Ave	0.71mi	3/2.0	1,510 (-8%)	15mo	$31,500	$21	42
2930 Merrill Ave	0.60mi	3/2.0	1,754 (+8%)	22mo	$137,800	$79	41

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: 51.0%
• Equity multiple: 3.23×
• Total profit: $37,465
• Equity at exit: $8,931

10-year hold

• IRR: 56.4%
• Equity multiple: 6.57×
• Total profit: $93,473
• Equity at exit: $5,179

Cash invested: $16,772 (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 25702

• Home prices YoY: -11.1%
• Active inventory: 32
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,495 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$102 /mo · $1,223/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $740

Break-even live

Break-even rent $558

Max offer price $59,900

Occupancy floor 46%

Sensitivity live

Price	-10% $774	-5% $757	+0% $740	+5% $723	+10% $706
Rent	-10% $622	-5% $681	+0% $740	+5% $799	+10% $858
Rate	-1.0pp $770	-0.5pp $755	base $740	+0.5pp $724	+1.0pp $709

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2489 1st Ave Unit 108 A Huntington, WV	2.0	1.5	1600	$1,495	$0.93	44d	1	1.31mi

Listing history 11 events

1. 2026-06-12
   statusdays on market $59,900 Pending 48 DOM
2. 2026-06-09
   days on market $59,900 Active 46 DOM
3. 2026-06-08
   days on market $59,900 Active 45 DOM
4. 2026-06-07
   days on market $59,900 Active 44 DOM
5. 2026-06-05
   days on market $59,900 Active 41 DOM
6. 2026-06-03
   days on market $59,900 Active 40 DOM
7. 2026-06-02
   days on market $59,900 Active 39 DOM
8. 2026-06-01
   days on market $59,900 Active 38 DOM
9. 2026-05-31
   days on market $59,900 Active 37 DOM
10. 2026-05-30
    days on market $59,900 Active 36 DOM
11. 2026-04-20
    listed $59,900 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: $1,223 · $102/mo
• Projected year-2 tax: $1,223 · $102/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 4/10 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: $17,940
• − Mortgage interest: −$3,355
• − Property taxes: −$1,223
• − Insurance: −$300
• − Repairs & maintenance: −$1,435
• − Management: −$1,435
• − Depreciation: −$1,743
• Taxable income: $8,449
• Est. tax owed @ 24.0%: −$2,028
• After-tax cash flow: $6,852/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): 7,164

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 (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 2% Black 2% Asian 1%
• Common ancestry: Lithuanian 1% Slovak 1% Italian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 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: ▼ -21.03%
• Current HPI: 168.2172
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-04-20 Listed $59,900 HBRMLS

Property tax history

+5.3%/yr

Latest (2025): $1,223 · +5.3% YoY. Source: county tax records.