1119 9th St · Huntington, WV 25701

$119,900

5 bd · 3.0 ba · 2,086 sqft · SingleFamily public records · 101 Days on market

Built 1913 2,614 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
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Livability +4.0/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Gorgeous woodwork & trim. Newer windows (2018). Tall ceilings, fireplaces/mantels in nearly every room-some working & non-working. Beautiful & spacious, convenient to downtown restaurants, banking & just blocks to Ritter Park. Main level full bath & den that could be used as bedroom, if necessary. Situated on corner of 9th Street & alley.

Key facts

• Large windows
• 3 story brick home
• Finished upper level

Tags

• 3 STORY BRICK HOME
• ORIGINAL WOODWORK
• HARDWOOD FLOORS
• DECORATIVE FIREPLACES
• LARGE WINDOWS
• FINISHED UPPER LEVEL

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property
• Construction: Brick and plaster construction
• Exterior features: Porch

Interior

• Bedrooms: Total rooms: 10
• Flooring: Carpet; Hardwood; Laminate
• Bathrooms: 3 full bathrooms
• Heating & cooling: Forced air heating; Fireplace insert heating; Wall unit cooling
• Interior features: Insulated windows; Fireplace with insert; Partial basement

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $498 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.3% 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: Southside Elementary (math 37% / reading 42%, grade F, #108 of 377 statewide, top 33%, 400 students, 0% FRL); Huntington Middle School (math 21% / reading 35%, grade F, #66 of 109 statewide, top 63%, 647 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: Rents rising fast (+10.6%/yr); 128 active listings in the ZIP; 61 units permitted in Cabell County in 2024 (5 in 5+ unit buildings).
• This rent runs 33% of the median local income ($56k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $50k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,109 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1913 — 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. 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.
7. 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.
8. 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: 1.28% ✓
• Cap rate: 11.28%
• Cash-on-cash: 17.80%
• DSCR: 1.79
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $258,664
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1108 11th St	0.22mi	4/1.5 (-1)	2,125 (+2%)	1mo	$146,000	$69	75
727 10th Ave	0.18mi	4/2.5 (-1)	2,116 (+1%)	10mo	$215,000	$102	74
932 11th Ave	0.10mi	4/3.0 (-1)	2,180 (+4%)	12mo	$210,000	$96	73
623 11th Ave	0.23mi	4/2.5 (-1)	2,122 (+2%)	8mo	$330,000	$156	72
1220 Enslow Blvd	0.48mi	4/3.0 (-1)	2,128 (+2%)	4mo	$160,500	$75	66
1122 10th St	0.12mi	4/2.0 (-1)	1,956 (-6%)	11mo	$128,000	$65	66
1373 Neel St	0.43mi	4/2.5 (-1)	1,962 (-6%)	4mo	$280,000	$143	60
1017 11th St	0.21mi	4/2.0 (-1)	1,788 (-14%)	4mo	$221,500	$124	54
1312 Neel St	0.40mi	4/2.0 (-1)	1,824 (-13%)	2mo	$245,000	$134	50
325 9th Ave	0.54mi	4/1.5 (-1)	1,856 (-11%)	6mo	$100,000	$54	40
5 Cavalier Dr	0.57mi	4/2.5 (-1)	2,392 (+15%)	4mo	$315,000	$132	39
1456 Washington Blvd	0.62mi	4/2.0 (-1)	2,356 (+13%)	12mo	$326,100	$138	30

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 14.4%
• Equity multiple: 1.61×
• Total profit: $20,379
• Equity at exit: $17,877

10-year hold

• IRR: 26.4%
• Equity multiple: 3.84×
• Total profit: $95,420
• Equity at exit: $10,367

Cash invested: $33,572 (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 25701

• Home prices YoY: -8.7%
• Rents YoY: 10.6%
• Active inventory: 128
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,539 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$39 /mo · $466/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $498

Break-even live

Break-even rent $908

Max offer price $119,900

Occupancy floor 63%

Sensitivity live

Price	-10% $566	-5% $532	+0% $498	+5% $464	+10% $430
Rent	-10% $376	-5% $437	+0% $498	+5% $559	+10% $620
Rate	-1.0pp $558	-0.5pp $529	base $498	+0.5pp $467	+1.0pp $435

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-21
   days on market $119,900 Active 101 DOM
2. 2026-06-19
   days on market $119,900 Active 99 DOM
3. 2026-06-18
   days on market $119,900 Active 98 DOM
4. 2026-06-17
   days on market $119,900 Active 97 DOM
5. 2026-06-16
   days on market $119,900 Active 96 DOM
6. 2026-06-15
   days on market $119,900 Active 95 DOM
7. 2026-06-14
   days on market $119,900 Active 93 DOM
8. 2026-06-12
   days on market $119,900 Active 92 DOM
9. 2026-06-09
   days on market $119,900 Active 89 DOM
10. 2026-06-08
    days on market $119,900 Active 88 DOM
11. 2026-06-07
    days on market $119,900 Active 87 DOM
12. 2026-06-05
    days on market $119,900 Active 84 DOM
13. 2026-06-03
    days on market $119,900 Active 83 DOM
14. 2026-06-02
    pricedays on market $119,900 Active 82 DOM
15. 2026-06-01
    days on market $135,000 Active 81 DOM
16. 2026-05-31
    days on market $135,000 Active 80 DOM
17. 2026-05-30
    days on market $135,000 Active 79 DOM
18. 2026-05-23
    price $135,000
19. 2026-05-13
    price $138,700
20. 2026-04-27
    price $139,000
21. 2026-04-07
    price $149,900
22. 2026-03-30
    price $152,500
23. 2026-03-25
    price $155,000
24. 2026-03-19
    price $160,000
25. 2026-03-11
    listed $170,000 Active
26. 2024-02-06
    listed $205,000
27. 2021-06-16
    soldstatus $85,000
28. 2021-06-15
    soldstatus $85,000 376-char remark

    Show marketing remark (376 chars)

    Gorgeous woodwork & trim. Newer windows (2018). Tall ceilings, fireplaces/mantels in nearly every room-some working & non-working. Beautiful & spacious, convenient to downtown restaurants, banking & just blocks to Ritter Park. Main level full bath & den that could be used as bedroom, if necessary. Situated on corner of 9th Street & alley.

29. 2021-04-26
    listed $101,000 376-char remark

    Show marketing remark (376 chars)

    Gorgeous woodwork & trim. Newer windows (2018). Tall ceilings, fireplaces/mantels in nearly every room-some working & non-working. Beautiful & spacious, convenient to downtown restaurants, banking & just blocks to Ritter Park. Main level full bath & den that could be used as bedroom, if necessary. Situated on corner of 9th Street & alley.

ⓘ 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: $466 · $39/mo
• Projected year-2 tax: $707 · $59/mo
• Expected delta: +$242/yr (+$20/mo · 51.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,465
• − Mortgage interest: −$6,716
• − Property taxes: −$466
• − Insurance: −$600
• − Repairs & maintenance: −$1,477
• − Management: −$1,477
• − Depreciation: −$3,488
• Taxable income: $4,241
• Est. tax owed @ 24.0%: −$1,018
• After-tax cash flow: $4,959/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
• County: Cabell County · 30,893 people
• City population: 25,795
• Metro: Huntington-Ashland, WV-KY-OH
• Population (ZIP): 21,197
• Household income: $56,292
• Rent vs Own: 41.2% rent · 58.8% own
• Severe rent burden: 1186.0

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 (82%)
• Race & ethnicity: White 82% Black 8% Two or more races 6% Hispanic / Latino 2% Asian 2%
• Common ancestry: Slovak 4% Italian 2% Serbian 2%
• Foreign-born: 2% · China
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 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: ▼ -19.39%
• Current HPI: 202.9629
• Rent YoY: ▲ 10.58%
• Metro: Huntington-Ashland, WV-KY-OH
• State GDP YoY: —
• F500 in state: 0

Price history

+33.7% since first listed

12 events — show timeline

• 2026-05-23 Price Changed $135,000 KVBOR
• 2026-05-13 Price Changed $138,700 KVBOR
• 2026-04-27 Price Changed $139,000 KVBOR
• 2026-04-07 Price Changed $149,900 KVBOR
• 2026-03-30 Price Changed $152,500 KVBOR
• 2026-03-25 Price Changed $155,000 KVBOR
• 2026-03-19 Price Changed $160,000 KVBOR
• 2026-03-11 Listed $170,000 KVBOR
• 2024-02-06 Listed $205,000 KVBOR
• 2021-06-16 Sold (Public Records) $85,000 Public Records
• 2021-06-15 Sold (MLS) $85,000 HBRMLS
• 2021-04-26 Listed $101,000 HBRMLS

Property tax history

-6.2%/yr

Latest (2025): $466 · +21.6% YoY. Source: county tax records.