914 2nd Street St W · Huntington, WV 25701

$30,000

3 bd · 1.0 ba · 1,731 sqft · SingleFamily public records · 46 Days on market

Built 1925 3,049 sqft lot ↓ 33% since listing

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Investment opportunity conveniently located on the Southside of Huntington. This home offers four bedrooms, one and a half baths, a spacious living room and dining room, an ideal size kitchen, and a wide front porch that almost extends to the width of the house.

Key facts

• Wide front porch
• 3,049 sq ft lot
• Built 1925

Tags

• WIDE FRONT PORCH

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property; 2 stories
• Construction: Frame construction; Shingle roof; Crawl space basement
• Exterior features: Patio; Porch; Chain link fencing; Level lot

Interior

• Flooring: Vinyl flooring; Carpet
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump; Central heating; Natural gas
• Interior features: Pantry; Storm windows; Living room fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $859 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $29k (3.0% below list) — sets the bar for market timing.
• Cap rate 40.7% 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: 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); 127 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 $207 of loan paydown is wiped out by about $900 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($29k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $29,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 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 1925 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 4.47% ✓
• Cap rate: 40.65%
• Cash-on-cash: 122.71%
• DSCR: 6.46
• GRM: 1.9

CMA / ARV

• ARV (on-the-fly): $160,983
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
424 North Boulevard West Blvd	0.30mi	3/1.5	1,680 (-3%)	8mo	$168,000	$100	73
509 W 9th Ave	0.32mi	2/1.5 (-1)	1,752 (+1%)	4mo	$42,000	$24	72
71 W 6th Ave	0.33mi	3/2.0	1,883 (+9%)	2mo	$132,000	$70	64
411 11th Avenue West	0.28mi	4/2.0 (+1)	1,584 (-8%)	3mo	$185,000	$117	61
325 9th Ave	0.31mi	4/1.5 (+1)	1,856 (+7%)	6mo	$100,000	$54	61
333 4th Ave	0.59mi	4/2.0 (+1)	1,742 (+1%)	2mo	$99,900	$57	60
1201 W 3rd St	0.26mi	3/2.5	1,908 (+10%)	8mo	$225,000	$118	58
252 W 6th Ave	0.37mi	3/2.0	1,886 (+9%)	9mo	$175,000	$93	56
606 10th. Ave	0.56mi	3/1.5	1,581 (-9%)	9mo	$110,000	$70	50
439 13th Ave	0.53mi	2/2.0 (-1)	1,919 (+11%)	1mo	$205,957	$107	47
148 S Edgemont Rd	0.56mi	3/2.0	1,494 (-14%)	3mo	$83,000	$56	45
699 Whitaker Boulevard #406	0.50mi	2/2.0 (-1)	1,935 (+12%)	9mo	$349,000	$180	40

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: —
• Equity multiple: 7.78×
• Total profit: $56,941
• Equity at exit: $4,473

10-year hold

• IRR: —
• Equity multiple: 19.13×
• Total profit: $152,312
• Equity at exit: $2,594

Cash invested: $8,400 (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: 127
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,340 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$30 /mo · $354/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $859

Break-even live

Break-even rent $252

Max offer price $30,000

Occupancy floor 31%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
457 Overby Rd Huntington, WV	3.0	1.5	1724	$1,250	$0.73	43d	1	1.39mi

Listing history 18 events

1. 2026-06-19
   days on market $30,000 Active 46 DOM
2. 2026-06-18
   days on market $30,000 Active 45 DOM
3. 2026-06-17
   days on market $30,000 Active 44 DOM
4. 2026-06-16
   days on market $30,000 Active 43 DOM
5. 2026-06-15
   days on market $30,000 Active 42 DOM
6. 2026-06-14
   days on market $30,000 Active 40 DOM
7. 2026-06-12
   days on market $30,000 Active 39 DOM
8. 2026-06-09
   days on market $30,000 Active 36 DOM
9. 2026-06-08
   days on market $30,000 Active 35 DOM
10. 2026-06-07
    days on market $30,000 Active 34 DOM
11. 2026-06-05
    days on market $30,000 Active 31 DOM
12. 2026-06-03
    days on market $30,000 Active 30 DOM
13. 2026-06-02
    days on market $30,000 Active 29 DOM
14. 2026-06-01
    days on market $30,000 Active 28 DOM
15. 2026-05-31
    days on market $30,000 Active 27 DOM
16. 2026-05-30
    days on market $30,000 Active 26 DOM
17. 2026-05-20
    price $30,000
18. 2026-05-01
    listed $45,000 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: $354 · $30/mo
• Projected year-2 tax: $354 · $30/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,075
• − Mortgage interest: −$1,680
• − Property taxes: −$354
• − Insurance: −$150
• − Repairs & maintenance: −$1,286
• − Management: −$1,286
• − Depreciation: −$873
• Taxable income: $10,446
• Est. tax owed @ 24.0%: −$2,507
• After-tax cash flow: $7,800/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

-33.3% since first listed

2 events — show timeline

• 2026-05-20 Price Changed $30,000 HBRMLS
• 2026-05-01 Listed $45,000 HBRMLS

Property tax history

-1.2%/yr

Latest (2025): $354 · +2.6% YoY. Source: county tax records.