432 6th Ave · Huntington, WV 25701

$210,000

2 bd · 1.0 ba · 728 sqft · MultiFamily public records · 32 Days on market

Built 1905 0.30 ac 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
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Rare 7-bedroom, 3.5-bath property near downtown Huntington with C-1 Neighborhood Commercial zoning and a flexible layout that opens the door to a variety of possibilities. The home offers generous room sizes, multiple gathering areas, and a fire suppression system already in place. Ideal for a buyer looking for space, visibility, and options, whether for residential use, office use, a boarding house, group residence, facility use, or possible multifamily conversion (buyer to verify permitted uses). The separate rear cottage adds future potential and will need substantial renovation. A unique property with size, location, zoning, and versatility all working in its favor. See photos for the r

Key facts

• Future potential
• Flexible layout
• Commercial zoning

Tags

• COMMERCIAL ZONING
• FLEXIBLE LAYOUT
• FIRE SUPPRESSION SYSTEM
• MULTIPLE GATHERING AREAS
• SEPARATE REAR COTTAGE
• FUTURE POTENTIAL

Property features AI

Exterior

• Parking: Off-street parking; On-street parking; Detached garage
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single family residence; 2 stories
• Construction: Brick and frame construction; Shingle roof; Partial unfinished concrete basement
• Exterior features: Porch

Interior

• Flooring: Tile flooring; Vinyl flooring; Carpeted areas
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Pantry; Living room fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath multifamily listed at $210k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $210k).
• Recommended offer: $204k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.9% 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: schools C-, 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.
• Market conditions: Rents rising fast (+10.6%/yr); 128 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 61 units permitted in Cabell County in 2024 (5 in 5+ unit buildings).
• At $3,520/mo this rent would consume 75% of the median local household income ($56k/yr) (locally 1186% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $59k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $203,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.68% ✓
• Cap rate: 13.89%
• Cash-on-cash: 27.13%
• DSCR: 2.21
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 26.7%
• Equity multiple: 2.18×
• Total profit: $69,305
• Equity at exit: $31,312

10-year hold

• IRR: 37.2%
• Equity multiple: 5.32×
• Total profit: $254,270
• Equity at exit: $18,157

Cash invested: $58,800 (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: 14.9×

Monthly cashflow live

• Estimated rent: $3,520 medium
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,150/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$739
• Net cashflow: $1,330

Break-even live

Break-even rent $1,837

Max offer price $210,000

Occupancy floor 57%

Sensitivity live

Price	-10% $1,475	-5% $1,402	+0% $1,330	+5% $1,257	+10% $1,184
Rent	-10% $1,051	-5% $1,190	+0% $1,330	+5% $1,469	+10% $1,608
Rate	-1.0pp $1,435	-0.5pp $1,383	base $1,330	+0.5pp $1,275	+1.0pp $1,220

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	3	1.5	$3,519
Total (3 units)			$3,520

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
605 9th St Huntington, WV	1.0	1.0	672	$838	$1.25	45d	1	0.42mi
1739 6th Ave Huntington, WV	1.0–2.0	1.0	825	$925	$1.12	45d	1	1.37mi

Listing history 19 events

1. 2026-06-21
   days on market $210,000 Active 32 DOM
2. 2026-06-19
   days on market $210,000 Active 30 DOM
3. 2026-06-18
   price $210,000 Active 29 DOM
4. 2026-06-18
   days on market $235,000 Active 29 DOM
5. 2026-06-17
   days on market $235,000 Active 28 DOM
6. 2026-06-16
   days on market $235,000 Active 27 DOM
7. 2026-06-15
   days on market $235,000 Active 26 DOM
8. 2026-06-14
   days on market $235,000 Active 24 DOM
9. 2026-06-12
   days on market $235,000 Active 23 DOM
10. 2026-06-09
    days on market $235,000 Active 20 DOM
11. 2026-06-08
    days on market $235,000 Active 19 DOM
12. 2026-06-07
    days on market $235,000 Active 18 DOM
13. 2026-06-05
    days on market $235,000 Active 15 DOM
14. 2026-06-03
    days on market $235,000 Active 14 DOM
15. 2026-06-02
    days on market $235,000 Active 13 DOM
16. 2026-06-01
    days on market $235,000 Active 12 DOM
17. 2026-05-31
    days on market $235,000 Active 11 DOM
18. 2026-05-30
    days on market $235,000 Active 10 DOM
19. 2026-05-20
    listed $235,000 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 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 · 19 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: $42,240
• − Mortgage interest: −$11,763
• − Property taxes: −$3,150
• − Insurance: −$1,050
• − Repairs & maintenance: −$3,379
• − Management: −$3,379
• − Depreciation: −$6,109
• Taxable income: $13,409
• Est. tax owed @ 24.0%: −$3,218
• After-tax cash flow: $12,736/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

1 event — show timeline

• 2026-05-20 Listed $235,000 HBRMLS