321 St Louis Ave · Huntington, WV 25705

$114,900

3 bd · 1.5 ba · 1,344 sqft · SingleFamily public records · 6 Days on market

Built 1927 4,792 sqft lot Est $145k · 21% under

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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 +26.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.1/10.0
• 1% rule +5.8/10.0
• 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

Welcome to 321 St. Louis Avenue, where you?ll find a beautifully maintained 3-bedroom, 2 full-bath home offering just over 1,300 square feet on a nicely fenced double lot. Owned and lovingly cared for since 2006, this home showcases pride of ownership throughout, with numerous updates over the years. Major improvements include a new roof (2015), HVAC system (2019), deck (2017), Generac generator (2021), fully remodeled downstairs bathroom (2021), complete home rewiring (2020), and a stunning kitchen renovation in 2016 featuring white cabinetry, granite countertops, and stainless steel appliances. The home has also been recently pressure washed and freshly repainted inside, making it truly move-in ready. Step through the front door into a comfortable living room perfect for relaxing or entertaining, highlighted by beautiful original built-in wood cabinetry surrounding a decorative (non-working) fireplace. The spacious kitchen offers both style and functionality, ideal for everyday living. All three bedrooms are located upstairs along with a full bathroom, while the main level includes an additional full bath featuring a handicap-accessible walk-in bathtub. This charming home is ready for its next owner?schedule your tour today before it?s gone!

Key facts

• Generac generator
• Fenced double lot
• Deck

Tags

• FENCED DOUBLE LOT
• NEW ROOF
• HVAC SYSTEM
• DECK
• GENERAC GENERATOR
• COMPLETE HOME REWIRING

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two stories
• Construction: Frame construction with vinyl siding; Composition/shingle roof
• Exterior features: Porch; Fenced yard; Storage

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Refrigerator
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Insulated windows; Storage; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $310 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Cap rate 9.5% 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: Spring Hill Elementary School (math 17% / reading 22%, grade F, #350 of 377 statewide, top 95%, 381 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: 163 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $794 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.
• Current owner paid $48k; list at $115k implies a 138% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — 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 $114,900

Questions for the listing agent

1. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.08% ✓
• Cap rate: 9.53%
• Cash-on-cash: 11.55%
• DSCR: 1.51
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $145,152
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
321 St Louis Ave	0.00mi	3/2.0	1,344 (0%)	0mo	$137,000	$102	98
129 North Ter	0.25mi	3/1.5	1,304 (-3%)	1mo	$140,500	$108	82
143 North Ter	0.28mi	3/2.0	1,400 (+4%)	5mo	$169,000	$121	74
160 Davis St	0.33mi	4/2.0 (+1)	1,344 (0%)	6mo	$106,000	$79	72
234 Clemm St	0.52mi	3/1.0	1,382 (+3%)	8mo	$100,000	$72	62
2069 Enslow Ave	0.60mi	3/1.5	1,403 (+4%)	8mo	$230,000	$164	58
2856 Overlook Dr	0.59mi	3/2.0	1,276 (-5%)	8mo	$141,500	$111	55
338 S Walnut St	0.54mi	3/1.0	1,479 (+10%)	8mo	$162,500	$110	49
2837 Washington Blvd	0.57mi	2/1.5 (-1)	1,468 (+9%)	7mo	$145,000	$99	47
2937 Hollywood Pl	0.52mi	3/2.0	1,539 (+14%)	8mo	$30,000	$19	43
334 Gallaher St	0.64mi	2/1.0 (-1)	1,176 (-12%)	2mo	$135,900	$116	41
1819 Magnolia Ln	0.70mi	3/1.5	1,540 (+15%)	8mo	$115,000	$75	37

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: 0.8%
• Equity multiple: 1.03×
• Total profit: $1,039
• Equity at exit: $17,132

10-year hold

• IRR: 10.4%
• Equity multiple: 1.81×
• Total profit: $26,060
• Equity at exit: $9,934

Cash invested: $32,172 (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: 163
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,241 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$20 /mo · $245/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $310

Break-even live

Break-even rent $849

Max offer price $114,900

Occupancy floor 70%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	1.36mi
2489 1st Ave Unit 108 A Huntington, WV	2.0	1.5	1600	$1,495	$0.93	44d	1	1.49mi

Listing history 5 events

1. 2026-04-16
   status Pending 1263-char remark

   Show marketing remark (1263 chars)

   Welcome to 321 St. Louis Avenue, where you?ll find a beautifully maintained 3-bedroom, 2 full-bath home offering just over 1,300 square feet on a nicely fenced double lot. Owned and lovingly cared for since 2006, this home showcases pride of ownership throughout, with numerous updates over the years. Major improvements include a new roof (2015), HVAC system (2019), deck (2017), Generac generator (2021), fully remodeled downstairs bathroom (2021), complete home rewiring (2020), and a stunning kitchen renovation in 2016 featuring white cabinetry, granite countertops, and stainless steel appliances. The home has also been recently pressure washed and freshly repainted inside, making it truly move-in ready. Step through the front door into a comfortable living room perfect for relaxing or entertaining, highlighted by beautiful original built-in wood cabinetry surrounding a decorative (non-working) fireplace. The spacious kitchen offers both style and functionality, ideal for everyday living. All three bedrooms are located upstairs along with a full bathroom, while the main level includes an additional full bath featuring a handicap-accessible walk-in bathtub. This charming home is ready for its next owner?schedule your tour today before it?s gone!

2. 2026-04-16
   status Pending

   Show marketing remark (1263 chars)

   Welcome to 321 St. Louis Avenue, where you?ll find a beautifully maintained 3-bedroom, 2 full-bath home offering just over 1,300 square feet on a nicely fenced double lot. Owned and lovingly cared for since 2006, this home showcases pride of ownership throughout, with numerous updates over the years. Major improvements include a new roof (2015), HVAC system (2019), deck (2017), Generac generator (2021), fully remodeled downstairs bathroom (2021), complete home rewiring (2020), and a stunning kitchen renovation in 2016 featuring white cabinetry, granite countertops, and stainless steel appliances. The home has also been recently pressure washed and freshly repainted inside, making it truly move-in ready. Step through the front door into a comfortable living room perfect for relaxing or entertaining, highlighted by beautiful original built-in wood cabinetry surrounding a decorative (non-working) fireplace. The spacious kitchen offers both style and functionality, ideal for everyday living. All three bedrooms are located upstairs along with a full bathroom, while the main level includes an additional full bath featuring a handicap-accessible walk-in bathtub. This charming home is ready for its next owner?schedule your tour today before it?s gone!

3. 2026-04-10
   listed $114,900 Active

   Show marketing remark (1263 chars)

   Welcome to 321 St. Louis Avenue, where you?ll find a beautifully maintained 3-bedroom, 2 full-bath home offering just over 1,300 square feet on a nicely fenced double lot. Owned and lovingly cared for since 2006, this home showcases pride of ownership throughout, with numerous updates over the years. Major improvements include a new roof (2015), HVAC system (2019), deck (2017), Generac generator (2021), fully remodeled downstairs bathroom (2021), complete home rewiring (2020), and a stunning kitchen renovation in 2016 featuring white cabinetry, granite countertops, and stainless steel appliances. The home has also been recently pressure washed and freshly repainted inside, making it truly move-in ready. Step through the front door into a comfortable living room perfect for relaxing or entertaining, highlighted by beautiful original built-in wood cabinetry surrounding a decorative (non-working) fireplace. The spacious kitchen offers both style and functionality, ideal for everyday living. All three bedrooms are located upstairs along with a full bathroom, while the main level includes an additional full bath featuring a handicap-accessible walk-in bathtub. This charming home is ready for its next owner?schedule your tour today before it?s gone!

4. 2026-04-10
   listed $114,900 Active 1263-char remark

   Show marketing remark (1263 chars)

   Welcome to 321 St. Louis Avenue, where you?ll find a beautifully maintained 3-bedroom, 2 full-bath home offering just over 1,300 square feet on a nicely fenced double lot. Owned and lovingly cared for since 2006, this home showcases pride of ownership throughout, with numerous updates over the years. Major improvements include a new roof (2015), HVAC system (2019), deck (2017), Generac generator (2021), fully remodeled downstairs bathroom (2021), complete home rewiring (2020), and a stunning kitchen renovation in 2016 featuring white cabinetry, granite countertops, and stainless steel appliances. The home has also been recently pressure washed and freshly repainted inside, making it truly move-in ready. Step through the front door into a comfortable living room perfect for relaxing or entertaining, highlighted by beautiful original built-in wood cabinetry surrounding a decorative (non-working) fireplace. The spacious kitchen offers both style and functionality, ideal for everyday living. All three bedrooms are located upstairs along with a full bathroom, while the main level includes an additional full bath featuring a handicap-accessible walk-in bathtub. This charming home is ready for its next owner?schedule your tour today before it?s gone!

5. 2006-07-03
   soldstatus $48,200

ⓘ 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: $245 · $20/mo
• Projected year-2 tax: $678 · $56/mo
• Expected delta: +$433/yr (+$36/mo · 177.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°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: $14,892
• − Mortgage interest: −$6,436
• − Property taxes: −$245
• − Insurance: −$574
• − Repairs & maintenance: −$1,191
• − Management: −$1,191
• − Depreciation: −$3,343
• Taxable income: $1,911
• Est. tax owed @ 24.0%: −$459
• After-tax cash flow: $3,256/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

+138.4% since first listed

5 events — show timeline

• 2026-04-16 Pending — HBRMLS
• 2026-04-16 Pending — KVBOR
• 2026-04-10 Listed $114,900 KVBOR
• 2026-04-10 Listed $114,900 HBRMLS
• 2006-07-03 Sold (Public Records) $48,200 Public Records

Property tax history

+2.8%/yr

Latest (2025): $245 · +21.5% YoY. Source: county tax records.