505 Forest Rd · Huntington, WV 25705

$120,000

3 bd · 2.0 ba · 1,496 sqft · SingleFamily public records · 9 Days on market

Built 1958 0.32 ac lot Est $166k · 28% under ↓ 37% since listing

---

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 +25.6/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +6.3/10.0
• 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 MLS

Beautiful 4 BR/2 BTH Rancher in Southeast Hills. The whole house has been renovated with new carpet and painting. Brand new furnace installed in August 2022. Gorgeous living room with large windows for viewing the back yard and woods. Basement with wet bar, fireplace and extra bedroom. Large private yard. Attached garage.

Key facts

• 0.32 acre lot
• Garage
• Built 1958

Property features AI

Exterior

• Parking: Attached garage
• Utilities: Public water
• Home design: Single-family residence; One story
• Construction: Brick construction; Shingle roof; Built on a full foundation
• Exterior features: Front porch

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $283 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 9.1% vs local median 6.4% 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 East Middle School (math 18% / reading 32%, grade F, #81 of 109 statewide, top 76%, 585 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: 164 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 $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y ago 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 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $120,000

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.13% ✓
• Cap rate: 9.12%
• Cash-on-cash: 10.11%
• DSCR: 1.45
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $166,056
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
192 N Queens Ct	0.35mi	3/2.0	1,557 (+4%)	2mo	$183,500	$118	75
338 S Walnut St	0.45mi	3/1.0	1,479 (-1%)	8mo	$162,500	$110	67
261 Forest Rd	0.17mi	3/1.5	1,357 (-9%)	10mo	$120,000	$88	66
127 Green Oak Dr	0.44mi	3/1.5	1,590 (+6%)	2mo	$191,000	$120	65
86 Fairfax Dr	0.58mi	3/1.5	1,575 (+5%)	1mo	$165,850	$105	61
3379 Woodville Dr	0.73mi	3/1.5	1,528 (+2%)	8mo	$215,250	$141	54
143 North Ter	0.68mi	3/2.0	1,400 (-6%)	5mo	$169,000	$121	53
35 Marne Dr	0.36mi	2/3.0 (-1)	1,673 (+12%)	6mo	$252,000	$151	49
895 Norwood Rd	0.74mi	3/1.5	1,424 (-5%)	8mo	$110,000	$77	49
2644 North Ter	0.71mi	3/2.0	1,372 (-8%)	9mo	$152,500	$111	45
157 Bryn Myrr Dr	0.60mi	3/2.0	1,696 (+13%)	6mo	$160,800	$95	44
129 North Ter	0.69mi	3/1.5	1,304 (-13%)	2mo	$140,500	$108	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.1%
• Equity multiple: 0.96×
• Total profit: $-1,414
• Equity at exit: $17,892

10-year hold

• IRR: 8.6%
• Equity multiple: 1.65×
• Total profit: $21,970
• Equity at exit: $10,375

Cash invested: $33,600 (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 25705

• Home prices YoY: -24.9%
• Active inventory: 164
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,354 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$107 /mo · $1,286/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $283

Break-even live

Break-even rent $996

Max offer price $120,000

Occupancy floor 74%

Sensitivity live

Price	-10% $351	-5% $317	+0% $283	+5% $249	+10% $215
Rent	-10% $176	-5% $230	+0% $283	+5% $337	+10% $390
Rate	-1.0pp $344	-0.5pp $314	base $283	+0.5pp $252	+1.0pp $220

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-16
   status Pending
2. 2026-05-06
   listed $120,000 Active
3. 2023-07-07
   soldstatus $162,000
4. 2023-07-05
   soldstatus $162,000 323-char remark

   Show marketing remark (323 chars)

   Beautiful 4 BR/2 BTH Rancher in Southeast Hills. The whole house has been renovated with new carpet and painting. Brand new furnace installed in August 2022. Gorgeous living room with large windows for viewing the back yard and woods. Basement with wet bar, fireplace and extra bedroom. Large private yard. Attached garage.

5. 2022-08-10
   listed $189,000 323-char remark

   Show marketing remark (323 chars)

   Beautiful 4 BR/2 BTH Rancher in Southeast Hills. The whole house has been renovated with new carpet and painting. Brand new furnace installed in August 2022. Gorgeous living room with large windows for viewing the back yard and woods. Basement with wet bar, fireplace and extra bedroom. Large private yard. Attached garage.

ⓘ 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: $1,286 · $107/mo
• Projected year-2 tax: $1,286 · $107/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 4/10 Moderate
• 🌡 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,248
• − Mortgage interest: −$6,722
• − Property taxes: −$1,286
• − Insurance: −$600
• − Repairs & maintenance: −$1,300
• − Management: −$1,300
• − Depreciation: −$3,491
• Taxable income: $1,549
• Est. tax owed @ 24.0%: −$372
• After-tax cash flow: $3,026/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): 20,668

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 (89%)
• Race & ethnicity: White 89% Black 5% Two or more races 4% Hispanic / Latino 2% Asian 1%
• Common ancestry: Slovak 3% Serbian 2% Lithuanian 2%
• Foreign-born: 2%
• Languages at home: 97% English-only · Spanish 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: ▼ -57.08%
• Current HPI: 171.7797
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-36.5% since first listed

5 events — show timeline

• 2026-05-16 Pending — HBRMLS
• 2026-05-06 Listed $120,000 HBRMLS
• 2023-07-07 Sold (Public Records) $162,000 Public Records
• 2023-07-05 Sold (MLS) $162,000 HBRMLS
• 2022-08-10 Listed $189,000 HBRMLS

Property tax history

-4.3%/yr

Latest (2025): $1,286 · -42.9% YoY. Source: county tax records.