325 Olive Street St · Huntington, WV 25705

$45,000

3 bd · 1.0 ba · 959 sqft · SingleFamily public records · 10 Days on market

Built 1948 3,920 sqft lot

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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

This 3 bed 1 bath home has had a lot of recent updates with newer vinyl floors, new roof, paint and more. It still needs some finishing touches to make it yours. Perfect starter home or for an investor. Sold as-is. Seller may do owner financing as well. Come take a look!

Key facts

• 3,920 sq ft lot
• Listed 10 days

Property features AI

Exterior

• Utilities: Public sewer
• Home design: Single-family residential; Frame construction with vinyl siding
• Construction: Composition/shingle roof
• Exterior features: Front porch

Interior

• Bedrooms: Total of 5 rooms (bedroom count not specified)
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Vinyl flooring; Partial basement with sump pump

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $357 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($925 rent vs $45k).
• Cap rate 17.3% 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: 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: Explorer Academy (math 22% / reading 27%, grade F, #287 of 377 statewide, top 85%, 406 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; 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 $311 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 2y 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.
• Current owner paid $18k; list at $45k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $45,000

Questions for the listing agent

1. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 2.06% ✓
• Cap rate: 17.29%
• Cash-on-cash: 39.26%
• DSCR: 2.75
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $101,654
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
117 Morris St	0.18mi	2/1.0 (-1)	1,008 (+5%)	6mo	$50,000	$50	74
453 Linden Circle Cir	0.06mi	2/1.0 (-1)	864 (-10%)	5mo	$32,000	$37	72
113 Allen Ave	0.44mi	3/1.0	941 (-2%)	6mo	$143,900	$153	71
111 Allen Ave	0.45mi	3/1.0	941 (-2%)	10mo	$150,000	$159	68
505 Oney Ave	0.14mi	3/1.0	839 (-12%)	10mo	$35,000	$42	65
1209 26th St	0.56mi	2/1.0 (-1)	940 (-2%)	8mo	$100,000	$106	59
2923 Moreland Ave	0.44mi	4/2.0 (+1)	1,040 (+8%)	0mo	$119,000	$114	56
118 South Walnut St	0.32mi	2/1.0 (-1)	816 (-15%)	1mo	$127,900	$157	54
103 Rotary Rd	0.48mi	3/1.0	864 (-10%)	10mo	$45,000	$52	53
280 S Walnut St	0.48mi	2/1.5 (-1)	1,043 (+9%)	7mo	$82,500	$79	50
322 Locust St	0.52mi	2/1.0 (-1)	864 (-10%)	10mo	$50,651	$59	46
402 Forest Rd	0.73mi	4/2.0 (+1)	1,040 (+8%)	8mo	$161,500	$155	36

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: 29.4%
• Equity multiple: 2.23×
• Total profit: $15,477
• Equity at exit: $6,710

10-year hold

• IRR: 36.8%
• Equity multiple: 4.41×
• Total profit: $42,942
• Equity at exit: $3,891

Cash invested: $12,600 (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: 4.1×

Monthly cashflow live

• Estimated rent: $925 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$64 /mo · $766/yr
• Insurance: −$19
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $357

Break-even live

Break-even rent $474

Max offer price $45,000

Occupancy floor 56%

Sensitivity live

Price	-10% $382	-5% $369	+0% $357	+5% $344	+10% $331
Rent	-10% $284	-5% $320	+0% $357	+5% $393	+10% $430
Rate	-1.0pp $379	-0.5pp $368	base $357	+0.5pp $345	+1.0pp $333

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1739 6th Ave Huntington, WV	1.0–2.0	1.0	825	$925	$1.12	44d	1	1.49mi

Listing history 9 events

1. 2026-06-21
   days on market $45,000 Active 10 DOM
2. 2026-06-19
   days on market $45,000 Active 8 DOM
3. 2026-06-18
   days on market $45,000 Active 7 DOM
4. 2026-06-17
   days on market $45,000 Active 6 DOM
5. 2026-06-16
   days on market $45,000 Active 5 DOM
6. 2026-06-15
   days on market $45,000 Active 4 DOM
7. 2026-06-14
   days on market $45,000 Active 2 DOM
8. 2026-06-12
   remarks 271-char remark
9. 2026-06-12
   listed $45,000 Active 1 DOM

ⓘ 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: $766 · $64/mo
• Projected year-2 tax: $766 · $64/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 8/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 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: $11,100
• − Mortgage interest: −$2,521
• − Property taxes: −$766
• − Insurance: −$891
• − Repairs & maintenance: −$888
• − Management: −$888
• − Depreciation: −$1,309
• Taxable income: $3,837
• Est. tax owed @ 24.0%: −$921
• After-tax cash flow: $3,359/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

+28.6% since first listed

7 events — show timeline

• 2026-06-11 Listed $45,000 KVBOR
• 2026-06-11 Listed $45,000 HBRMLS
• 2026-02-10 Price Changed $35,000 KVBOR
• 2025-09-16 Listed $45,000 KVBOR
• 2025-09-16 Listed — HBRMLS
• 2024-09-18 Sold (MLS) $18,000 HBRMLS
• 2024-08-19 Listed $35,000 HBRMLS

Property tax history

+1.6%/yr

Latest (2025): $766 · +133.9% YoY. Source: county tax records.