121 Marion St · Huntington, WV 25705

$39,800

2 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 53 Days on market

Built 1910 4,356 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

Well maintained 2bd/1ba home with off street parking and attached one car garage. Tenant occupied for 7yr and is HUD approved, can sell to a new owner or investor looking to pick up a new rental property who will enjoy immediate rental income. Bundle price of $150,000 includes 121, 123, 127 Marion St and 1391 Elizabeth St.

Key facts

• 4,356 sq ft lot
• Garage
• Listed 52 days

Property features AI

Exterior

• Parking: Attached garage; Parking pad; 1 garage space
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; 1 story
• Construction: Frame, plaster and vinyl siding construction; Composition shingle roof
• Exterior features: Porch; Fenced yard

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Total rooms: 6
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air; Window unit(s)
• Interior features: Eat-in kitchen; Insulated windows; Partial basement

🏷️ Possibly a rental listed for sale. The $39,800 price doesn't fit this home's estimated sale value (~$130,536) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $380 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($925 rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.4% 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: 163 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 $275 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 $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $38,606 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 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 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 2.32% ✓
• Cap rate: 19.43%
• Cash-on-cash: 46.90%
• DSCR: 3.09
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $130,536
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2733 Washington Blvd	0.32mi	3/2.0 (+1)	1,176 (0%)	10mo	$177,900	$151	67
117 Morris St	0.10mi	2/1.0	1,008 (-14%)	6mo	$50,000	$50	67
306 Davis St	0.27mi	3/1.5 (+1)	1,232 (+5%)	11mo	$71,900	$58	64
417 Rotary Rd	0.17mi	3/1.0 (+1)	1,077 (-8%)	12mo	$85,000	$79	63
129 North Ter	0.30mi	3/1.5 (+1)	1,304 (+11%)	1mo	$140,500	$108	60
3044 Wallace Cir	0.62mi	3/1.5 (+1)	1,219 (+4%)	4mo	$165,000	$135	54
321 St Louis Ave	0.29mi	3/2.0 (+1)	1,344 (+14%)	0mo	$137,000	$102	54
2856 Overlook Dr	0.44mi	3/2.0 (+1)	1,276 (+8%)	8mo	$141,500	$111	49
225 Green Oak Dr	0.65mi	3/2.0 (+1)	1,200 (+2%)	10mo	$170,000	$142	49
200 S Walnut St	0.52mi	3/2.0 (+1)	1,253 (+6%)	11mo	$166,500	$133	47
280 S Walnut St	0.64mi	2/1.5	1,043 (-11%)	7mo	$82,500	$79	43
226 N Queens Ct	0.72mi	3/1.0 (+1)	1,248 (+6%)	12mo	$165,500	$133	41

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: 37.5%
• Equity multiple: 2.60×
• Total profit: $17,815
• Equity at exit: $5,934

10-year hold

• IRR: 44.1%
• Equity multiple: 5.21×
• Total profit: $46,925
• Equity at exit: $3,441

Cash invested: $11,144 (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: 3.6×

Monthly cashflow live

• Estimated rent: $925 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$70 /mo · $839/yr
• Insurance: −$17
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $380

Break-even live

Break-even rent $444

Max offer price $39,800

Occupancy floor 54%

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: $9,950
• Closing costs: $1,194
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2489 1st Ave Unit 101 A Huntington, WV	1.0	1.0	750	$925	$1.23	44d	1	1.47mi

Listing history 21 events

1. 2026-06-19
   days on market $39,800 Active 53 DOM
2. 2026-06-18
   days on market $39,800 Active 52 DOM
3. 2026-06-17
   remarks 324-char remark
4. 2026-06-17
   price $39,800 Active 51 DOM
5. 2026-06-17
   days on market $39,900 Active 51 DOM
6. 2026-06-16
   days on market $39,900 Active 50 DOM
7. 2026-06-15
   days on market $39,900 Active 49 DOM
8. 2026-06-14
   days on market $39,900 Active 47 DOM
9. 2026-06-12
   days on market $39,900 Active 46 DOM
10. 2026-06-09
    days on market $39,900 Active 43 DOM
11. 2026-06-08
    days on market $39,900 Active 42 DOM
12. 2026-06-07
    days on market $39,900 Active 41 DOM
13. 2026-06-05
    days on market $39,900 Active 38 DOM
14. 2026-06-03
    days on market $39,900 Active 37 DOM
15. 2026-06-02
    days on market $39,900 Active 36 DOM
16. 2026-06-01
    days on market $39,900 Active 35 DOM
17. 2026-05-31
    days on market $39,900 Active 34 DOM
18. 2026-05-30
    days on market $39,900 Active 33 DOM
19. 2026-05-02
    status Active
20. 2026-04-24
    status Pending
21. 2026-04-17
    listed $40,000 Active

ⓘ 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: $839 · $70/mo
• Projected year-2 tax: $839 · $70/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) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $11,100
• − Mortgage interest: −$2,229
• − Property taxes: −$839
• − Insurance: −$866
• − Repairs & maintenance: −$888
• − Management: −$888
• − Depreciation: −$1,158
• Taxable income: $4,233
• Est. tax owed @ 24.0%: −$1,016
• After-tax cash flow: $3,544/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

3 events — show timeline

• 2026-05-02 Relisted — KVBOR
• 2026-04-24 Pending — KVBOR
• 2026-04-17 Listed $40,000 KVBOR

Property tax history

+2.2%/yr

Latest (2025): $839 · +16.9% YoY. Source: county tax records.