502 Avondale Rd · Huntington, WV 25705

$65,000

3 bd · 1.0 ba · 1,078 sqft · SingleFamily public records · 123 Days on market

Built 1954 6,534 sqft lot ↓ 32% since listing

---

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

Investor Alert! This property at 502 Avondale Rd is full of potential for the right buyer. The home needs some work but offers a solid layout and great location close to downtown, schools, and parks. Perfect opportunity for investors, or anyone looking for a project. Bring your vision and make it your own!

Key facts

• Close to parks
• Close to schools
• Great location

Tags

• SOLID LAYOUT
• GREAT LOCATION
• CLOSE TO DOWNTOWN
• CLOSE TO SCHOOLS
• CLOSE TO PARKS

Property features AI

Exterior

• Parking: Garage (1 space); Off-street parking; On-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Single story
• Construction: Brick construction
• Exterior features: Shingle roof; 0.15 acre lot

Interior

• Kitchen: Refrigerator
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Ceiling fan(s) (cooling)
• Interior features: Refrigerator included; Full, partially finished basement; Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $630 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.9% 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: 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; 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 $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1954 — 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 $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 2.10% ✓
• Cap rate: 17.92%
• Cash-on-cash: 41.52%
• DSCR: 2.85
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $145,530
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
117 Morris St	0.24mi	2/1.0 (-1)	1,008 (-6%)	6mo	$50,000	$50	68
280 S Walnut St	0.43mi	2/1.5 (-1)	1,043 (-3%)	7mo	$82,500	$79	61
2923 Moreland Ave	0.54mi	4/2.0 (+1)	1,040 (-4%)	0mo	$119,000	$114	59
29 S Queens Ct	0.66mi	3/1.0	1,025 (-5%)	3mo	$129,000	$126	59
113 Allen Ave	0.36mi	3/1.0	941 (-13%)	6mo	$143,900	$153	57
3119 Brereton Ct	0.75mi	3/1.0	1,115 (+3%)	6mo	$157,500	$141	54
334 Gallaher St	0.53mi	2/1.0 (-1)	1,176 (+9%)	2mo	$135,900	$116	53
3106 Brereton Ct	0.67mi	3/1.5	1,155 (+7%)	3mo	$173,500	$150	53
225 Green Oak Dr	0.37mi	3/2.0	1,200 (+11%)	10mo	$170,000	$142	52
402 Forest Rd	0.58mi	4/2.0 (+1)	1,040 (-4%)	8mo	$161,500	$155	52
3044 Wallace Cir	0.69mi	3/1.5	1,219 (+13%)	4mo	$165,000	$135	40
1209 26th St	0.74mi	2/1.0 (-1)	940 (-13%)	8mo	$100,000	$106	33

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: 38.1%
• Equity multiple: 2.63×
• Total profit: $29,590
• Equity at exit: $9,692

10-year hold

• IRR: 44.6%
• Equity multiple: 5.26×
• Total profit: $77,486
• Equity at exit: $5,620

Cash invested: $18,200 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,364 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$80 /mo · $956/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $630

Break-even live

Break-even rent $567

Max offer price $65,000

Occupancy floor 49%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-05
   status Pending
2. 2026-04-09
   status Active
3. 2026-01-31
   status Pending
4. 2025-12-19
   price $65,000
5. 2025-10-24
   listed $75,000 Active
6. 2008-01-24
   soldstatus $96,000

ⓘ 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: $956 · $80/mo
• Projected year-2 tax: $956 · $80/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 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: $16,364
• − Mortgage interest: −$3,641
• − Property taxes: −$956
• − Insurance: −$325
• − Repairs & maintenance: −$1,309
• − Management: −$1,309
• − Depreciation: −$1,891
• Taxable income: $6,933
• Est. tax owed @ 24.0%: −$1,664
• After-tax cash flow: $5,892/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
• 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

-32.3% since first listed

6 events — show timeline

• 2026-05-05 Pending — HBRMLS
• 2026-04-09 Relisted — HBRMLS
• 2026-01-31 Pending — HBRMLS
• 2025-12-19 Price Changed $65,000 HBRMLS
• 2025-10-24 Listed $75,000 HBRMLS
• 2008-01-24 Sold (Public Records) $96,000 Public Records

Property tax history

+0.3%/yr

Latest (2025): $956 · +3.5% YoY. Source: county tax records.