1127 N Jefferson Dr · Huntington, WV 25701

$120,000

2 bd · 1.0 ba · 783 sqft · SingleFamily public records · 5 Days on market

Built 1950 8,712 sqft lot $153/sqft · 53% above area Est $157k · 24% under

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Why this score? — see what drove the C 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 +17.9/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• Rent growth +5.0/5.0
• Livability +4.0/5.0
• 1% rule +3.6/10.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Adorable cottage home in Spring Valley has 2 bedrooms and a full bathroom on the 1st floor. The 2nd floor is open space as a potential 3rd bedroom. Wood flooring in the living room and dining room. Carport parking and a storage area for yard tools and more.

Key facts

• Wood flooring
• Open space
• Carport parking

Tags

• COTTAGE HOME
• OPEN SPACE
• WOOD FLOORING
• CARPORT PARKING
• STORAGE AREA

Property features AI

Exterior

• Parking: Off-street parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property; 2-story
• Construction: Vinyl siding
• Exterior features: Porch; Storm doors; Rolling slope lot; Level areas; Wooded lot

Interior

• Kitchen: Dishwasher; Range; Oven
• Bathrooms: 1 full bathroom
• Interior features: Dishwasher; Range; Oven; Crawl space; Central heating; Electric heating; Central air; Smoke detectors

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $35 ($421/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $103k (14.3% below list).
• Recommended offer: $103k (14.3% below list) — sets the bar for 1% rule.

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.
• Wayne County Schools (rural): math 25% / reading 38% proficiency, ranked #25 of 55 in WV (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Kellogg Elementary School (math 47% / reading 37%, grade F, #87 of 377 statewide, top 28%, 327 students, 0% FRL); Vinson Middle School (math 19% / reading 53%, grade F, #31 of 109 statewide, top 28%, 197 students, 0% FRL); Spring Valley High School (math 17% / reading 47%, grade F, #55 of 110 statewide, top 59%, 910 students, 0% FRL) — zoned schools average 0% FRL vs 46% district-wide (46 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; 1 comparable units currently listed for rent nearby; 67 units permitted in Wayne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Wayne County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $25k; list at $120k implies a 380% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $102,856 (14.3% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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: 0.86% ✗
• Cap rate: 7.31%
• Cash-on-cash: 3.63%
• DSCR: 1.16
• GRM: 9.7

CMA / ARV

• ARV (median comp): $157,082
• List price: $120,000
• Delta: -23.61%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4322 Hughes St	0.33mi	2/1.0	780 (-0%)	5mo	$87,500	$112	80
4022 Hughes St	0.44mi	2/1.0	792 (+1%)	3mo	$100,000	$126	75
1306 Spring Valley Dr	0.30mi	2/1.0	800 (+2%)	20mo	$35,000	$44	66
520 Burlington Rd	0.54mi	2/1.0	800 (+2%)	20mo	$97,000	$121	54
4648 Piedmont Rd	0.44mi	2/1.0	847 (+8%)	16mo	$25,000	$30	53
603 East Rd	0.52mi	2/1.0	886 (+13%)	13mo	$87,000	$98	43
401 East Rd	0.66mi	2/1.0	672 (-14%)	8mo	$60,000	$89	39
4641 Bradley Rd	0.48mi	1/1.0 (-1)	700 (-11%)	23mo	$65,000	$93	36

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: -9.2%
• Equity multiple: 0.65×
• Total profit: $-11,790
• Equity at exit: $17,892

10-year hold

• IRR: 5.7%
• Equity multiple: 1.51×
• Total profit: $17,287
• Equity at exit: $10,375

Cash invested: $33,600 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,029 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$32 /mo · $380/yr
• Insurance: −$50
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $35

Break-even live

Break-even rent $984

Max offer price $120,000

Occupancy floor 92%

Sensitivity live

Price	-10% $103	-5% $69	+0% $35	+5% $1	+10% $-33
Rent	-10% $-46	-5% $-6	+0% $35	+5% $76	+10% $116
Rate	-1.0pp $96	-0.5pp $66	base $35	+0.5pp $4	+1.0pp $-28

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2956 Auburn Rd Huntington, WV	1.0–2.0	1.0	767	$1,050	$1.37	45d	2	1.14mi

Listing history 2 events

1. 2026-05-12
   listed $120,000 Active 257-char remark
2. 1990-06-29
   soldstatus $25,000

ⓘ 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: $380 · $32/mo
• Projected year-2 tax: $708 · $59/mo
• Expected delta: +$328/yr (+$27/mo · 86.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°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: $12,343
• − Mortgage interest: −$6,722
• − Property taxes: −$380
• − Insurance: −$1,398
• − Repairs & maintenance: −$987
• − Management: −$987
• − Depreciation: −$3,491
• Taxable loss: −$1,623
• Est. tax savings @ 24.0%: +$389
• After-tax cash flow: $811/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: Wayne County Schools
• NCES district ID: 5401500
• Math proficiency: 25% ▼ -15.00%
• Reading proficiency: 38% ▼ -10.00%
• Median HH income: $36,283
• Composite: 26.08/100
• National rank: #7297
• State rank: #25 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

• 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 (Wayne County) Hauer SSP2

• Today (2025): 38,267 people
• By 2030: 36,578 · -4.4%
• By 2040: 33,034 · -13.7%
• By 2050: 29,671 · -22.5%
• By 2075: 22,901 · -40.2%
• By 2100: 17,421 · -54.5%

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 · Wayne

• 2024 margin: Solid R (+53.4) · D 22.4% · R 75.8% · Other 1.8%
• 2008→2024 swing: -35.1pp toward R · 2008: -18.2pp · 2024: -53.4pp
• All cycles: 2024: R+53.4 2020: R+50.1 2016: R+51.3 2012: R+27.0 2008: R+18.2

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

+380.0% since first listed

3 events — show timeline

• 2026-05-20 Pending — HBRMLS
• 2026-05-12 Listed $120,000 HBRMLS
• 1990-06-29 Sold (Public Records) $25,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $380 · +8.5% YoY. Source: county tax records.