1521 Whaley Ct · Huntington, WV 25704

$165,000

4 bd · 2.0 ba · 2,128 sqft · Manufactured · 10 Days on market

Built 2019 0.59 ac lot ↓ 11% since listing

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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 +13.4/30.0
• ARV discount +7.5/15.0
• DSCR +4.0/10.0
• Livability +4.0/5.0
• 1% rule +3.8/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Newly remodeled home with open layout and off street parking! This double wide home offers 4 bedrooms and 2 full baths on over a half an acre in the Spring Valley area. Owner's suite has a large soaking tub with separate shower and is a split floor plan from the other two bedrooms in the home. Owner may offer financing based on credit approval!

Key facts

• Large soaking tub
• Off street parking
• Split floor plan

Tags

• OPEN LAYOUT
• OFF STREET PARKING
• LARGE SOAKING TUB
• SEPARATE SHOWER
• SPLIT FLOOR PLAN
• OVER A HALF AN ACRE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $3 ($33/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 $145k (12.3% below list).
• Recommended offer: $145k (12.3% below list) — sets the bar for 1% rule.

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.
• Wayne County Schools (rural): math 25% / reading 38% proficiency, ranked #25 of 55 in WV (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Kellogg Elementary School (math 47% / reading 37%, grade F, #87 of 377 statewide, top 28%, 327 students, 0% FRL); Vinson Middle School (math 19% / reading 53%, grade F, #31 of 109 statewide, top 28%, 197 students, 0% FRL); Spring Valley High School (math 17% / reading 47%, grade F, #55 of 110 statewide, top 59%, 910 students, 0% FRL) — zoned schools average 0% FRL vs 46% district-wide (46 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 78 active listings in the ZIP; 67 units permitted in Wayne County in 2024 (0 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.
• Wayne County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Recommended offer $144,687 (12.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.88% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.07%
• DSCR: 1.00
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -16.2%
• Equity multiple: 0.43×
• Total profit: $-26,540
• Equity at exit: $24,602

10-year hold

• IRR: -7.8%
• Equity multiple: 0.51×
• Total profit: $-22,797
• Equity at exit: $14,266

Cash invested: $46,200 (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: 78
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,447 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $3

Break-even live

Break-even rent $1,443

Max offer price $165,000

Occupancy floor 95%

Sensitivity live

Price	-10% $117	-5% $60	+0% $3	+5% $-54	+10% $-111
Rent	-10% $-112	-5% $-54	+0% $3	+5% $60	+10% $117
Rate	-1.0pp $86	-0.5pp $45	base $3	+0.5pp $-40	+1.0pp $-84

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-03-30
   soldstatus $160,000 Closed 346-char remark

   Show marketing remark (346 chars)

   Newly remodeled home with open layout and off street parking! This double wide home offers 4 bedrooms and 2 full baths on over a half an acre in the Spring Valley area. Owner's suite has a large soaking tub with separate shower and is a split floor plan from the other two bedrooms in the home. Owner may offer financing based on credit approval!

2. 2026-02-05
   status Pending

   Show marketing remark (346 chars)

   Newly remodeled home with open layout and off street parking! This double wide home offers 4 bedrooms and 2 full baths on over a half an acre in the Spring Valley area. Owner's suite has a large soaking tub with separate shower and is a split floor plan from the other two bedrooms in the home. Owner may offer financing based on credit approval!

3. 2026-02-05
   status Pending 346-char remark

   Show marketing remark (346 chars)

   Newly remodeled home with open layout and off street parking! This double wide home offers 4 bedrooms and 2 full baths on over a half an acre in the Spring Valley area. Owner's suite has a large soaking tub with separate shower and is a split floor plan from the other two bedrooms in the home. Owner may offer financing based on credit approval!

4. 2026-01-26
   listed $165,000 Active

   Show marketing remark (346 chars)

   Newly remodeled home with open layout and off street parking! This double wide home offers 4 bedrooms and 2 full baths on over a half an acre in the Spring Valley area. Owner's suite has a large soaking tub with separate shower and is a split floor plan from the other two bedrooms in the home. Owner may offer financing based on credit approval!

5. 2026-01-26
   listed $165,000 Active 346-char remark

   Show marketing remark (346 chars)

   Newly remodeled home with open layout and off street parking! This double wide home offers 4 bedrooms and 2 full baths on over a half an acre in the Spring Valley area. Owner's suite has a large soaking tub with separate shower and is a split floor plan from the other two bedrooms in the home. Owner may offer financing based on credit approval!

6. 2025-11-06
   price $177,900
7. 2025-10-07
   listed $179,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°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: $17,362
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$1,389
• − Management: −$1,389
• − Depreciation: −$4,800
• Taxable loss: −$2,758
• Est. tax savings @ 24.0%: +$662
• After-tax cash flow: $695/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: Wayne County Schools
• NCES district ID: 5401500
• Math proficiency: 25% ▼ -15.00%
• Reading proficiency: 38% ▼ -10.00%
• Median HH income: $36,283
• Composite: 26.08/100
• National rank: #7297
• State rank: #25 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

• City population: 25,795
• Population (ZIP): 14,413

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 38,267 people
• By 2030: 36,578 · -4.4%
• By 2040: 33,034 · -13.7%
• By 2050: 29,671 · -22.5%
• By 2075: 22,901 · -40.2%
• By 2100: 17,421 · -54.5%

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 · Wayne

• 2024 margin: Solid R (+53.4) · D 22.4% · R 75.8% · Other 1.8%
• 2008→2024 swing: -35.1pp toward R · 2008: -18.2pp · 2024: -53.4pp
• All cycles: 2024: R+53.4 2020: R+50.1 2016: R+51.3 2012: R+27.0 2008: R+18.2

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

-11.1% since first listed

7 events — show timeline

• 2026-03-30 Sold (MLS) $160,000 HBRMLS
• 2026-02-05 Pending — KVBOR
• 2026-02-05 Pending — HBRMLS
• 2026-01-26 Listed $165,000 KVBOR
• 2026-01-26 Listed $165,000 HBRMLS
• 2025-11-06 Price Changed $177,900 KVBOR
• 2025-10-07 Listed $179,900 KVBOR