1248 County Road 411 · Huntington, WV 45669

$125,000

2 bd · None ba · 2,124 sqft · SingleFamily · 267 Days on market

Built 1850 0.64 ac lot $59/sqft · 57% below area

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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 +14.6/30.0
• ARV discount +7.5/15.0
• Schools +5.7/10.0
• DSCR +4.5/10.0
• Appreciation +4.1/10.0
• Livability +4.0/5.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investors!! This property has opportunity for location value with corner lot!. 1 house, 2 block buildings and a trailer. Cash sale only. To settle estate. No warranties or repairs. 3 water and sewer taps are on property.

Key facts

• Corner lot
• 0.64 acre lot
• Built 1850

Tags

• CORNER LOT
• 3 WATER AND SEWER TAPS

What this means for you Summary

Snapshot

• This is a 2-bed/?-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $30 ($354/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 $106k (15.4% below list).
• Recommended offer: $106k (15.4% 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: schools C-, crime F, employment F.
• Fairland Local (suburban): math 63% / reading 73% proficiency, ranked #177 of 656 in OH (top 27%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 18 units permitted in Lawrence County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.8%/yr); year-one equity from $864 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Lawrence County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 267 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $64k; list at $125k implies a 96% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1850 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,723 (15.4% below list)

Questions for the listing agent

1. It's been on market 267 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1850 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
7. 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.
8. 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.
9. 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: 0.85% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.01%
• DSCR: 1.05
• GRM: 9.9

CMA / ARV

• ARV (median comp): $289,442
• List price: $125,000
• Delta: -56.81%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
256 Township Road 1160	0.21mi	3/2.0 (+1)	1,976 (-7%)	5mo	$374,900	$190	70
242 Township Road 1212	0.32mi	3/2.0 (+1)	2,236 (+5%)	18mo	$296,900	$133	56
1653 County Road 411	0.41mi	3/2.5 (+1)	1,902 (-10%)	5mo	$285,000	$150	54
183 Township Rd 1384	0.43mi	3/2.5 (+1)	2,083 (-2%)	22mo	$310,000	$149	53
391 Township Road 1233	0.53mi	3/2.0 (+1)	2,029 (-4%)	12mo	$299,900	$148	52
144 Township Rd. 1385	0.43mi	3/2.0 (+1)	1,904 (-10%)	20mo	$239,999	$126	41
32 Private Drive 428	0.73mi	3/2.5 (+1)	2,404 (+13%)	1mo	$372,938	$155	38
200 Township Road 1216	0.51mi	3/2.0 (+1)	1,914 (-10%)	21mo	$223,400	$117	37
80 TWP RD 1163	0.70mi	3/2.5 (+1)	1,816 (-14%)	23mo	$285,000	$157	19

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.76% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.3%
• Equity multiple: 0.66×
• Total profit: $-11,779
• Equity at exit: $25,677

10-year hold

• IRR: -0.7%
• Equity multiple: 0.94×
• Total profit: $-1,942
• Equity at exit: $23,293

Cash invested: $35,000 (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 45669

• Home prices YoY: -0.8%
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,057 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$98 /mo · $1,177/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $30

Break-even live

Break-even rent $1,020

Max offer price $125,000

Occupancy floor 92%

Sensitivity live

Price	-10% $100	-5% $65	+0% $30	+5% $-6	+10% $-41
Rent	-10% $-54	-5% $-12	+0% $30	+5% $71	+10% $113
Rate	-1.0pp $92	-0.5pp $61	base $30	+0.5pp $-3	+1.0pp $-36

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $125,000 Active 267 DOM
2. 2026-06-21
   days on market $125,000 Active 266 DOM
3. 2026-06-18
   days on market $125,000 Active 264 DOM
4. 2026-06-17
   days on market $125,000 Active 263 DOM
5. 2026-06-16
   days on market $125,000 Active 262 DOM
6. 2026-06-15
   days on market $125,000 Active 261 DOM
7. 2026-06-13
   days on market $125,000 Active 259 DOM
8. 2026-06-12
   days on market $125,000 Active 258 DOM
9. 2026-06-09
   days on market $125,000 Active 255 DOM
10. 2026-06-08
    days on market $125,000 Active 254 DOM
11. 2026-06-08
    days on market $125,000 Active 253 DOM
12. 2026-06-07
    days on market $125,000 Active 252 DOM
13. 2026-06-04
    days on market $125,000 Active 249 DOM
14. 2026-06-02
    days on market $125,000 Active 248 DOM
15. 2026-06-01
    days on market $125,000 Active 247 DOM
16. 2026-05-31
    days on market $125,000 Active 246 DOM
17. 2025-09-27
    listed $125,000 Active 220-char remark

    Show marketing remark (220 chars)

    Investors!! This property has opportunity for location value with corner lot!. 1 house, 2 block buildings and a trailer. Cash sale only. To settle estate. No warranties or repairs. 3 water and sewer taps are on property.

18. 1994-06-01
    soldstatus $63,750

ⓘ 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: $1,177 · $98/mo
• Projected year-2 tax: $1,177 · $98/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 ≥103°F today · 18 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: $12,687
• − Mortgage interest: −$7,002
• − Property taxes: −$1,177
• − Insurance: −$625
• − Repairs & maintenance: −$1,015
• − Management: −$1,015
• − Depreciation: −$3,636
• Taxable loss: −$1,784
• Est. tax savings @ 24.0%: +$428
• After-tax cash flow: $782/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: Fairland Local
• NCES district ID: 3904793
• Math proficiency: 63% ▼ -8.00%
• Reading proficiency: 73% ▼ -5.00%
• Median HH income: $47,234
• Composite: 57.41/100
• National rank: #1077
• State rank: #177 of 656 in OH

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

• County: Lawrence
• City population: 25,795
• Metro: Huntington-Ashland, WV-KY-OH
• Population (ZIP): 10,085
• Household income: $65,824
• Rent vs Own: 24.5% rent · 75.5% own
• Severe rent burden: 9.1

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 57,915 people
• By 2030: 55,650 · -3.9%
• By 2040: 50,523 · -12.8%
• By 2050: 45,103 · -22.1%
• By 2075: 32,441 · -44.0%
• By 2100: 21,754 · -62.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Asian 3% Two or more races 2% Black 1%
• Common ancestry: Italian 2% Russian 2% Lithuanian 2%
• Foreign-born: 1% · South Korea, China
• Languages at home: 98% English-only · Korean 1% Spanish 1%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+50.5) · D 24.4% · R 74.9%
• 2008→2024 swing: -35.2pp toward R · 2008: -15.3pp · 2024: -50.5pp
• All cycles: 2024: R+50.5 2020: R+45.6 2016: R+43.9 2012: R+15.5 2008: R+15.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.76%
• Current HPI: 212.88
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+96.1% since first listed

2 events — show timeline

• 2025-09-27 Listed $125,000 HBRMLS
• 1994-06-01 Sold (Public Records) $63,750 Public Records

Property tax history

+4.5%/yr

Latest (2025): $1,177 · +1.3% YoY. Source: county tax records.