1327 Monroe Ave · Huntington, WV 25704

$37,500

3 bd · 2.0 ba · 1,744 sqft · SingleFamily public records · 41 Days on market

Built 1919 4,792 sqft lot

---

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 MLS

If you're looking for a large 2 story home that you can make it your own with a little bit of TLC then this maybe the one for you. With over 1700 sq ft housing 3 beds and 2 baths there is plenty of space for anything you need. Most of the plumbing has been updated with pex and the previous owner did some electrical upgrades along with a newer breaker box. All original hardwood floors through out most of the house. Large backyard partially fenced in. Come take a look and make this house into a home!

Key facts

• Plumbing updated
• Partially fenced
• Large backyard

Tags

• PLUMBING UPDATED
• ELECTRICAL UPGRADES
• NEWER BREAKER BOX
• ORIGINAL HARDWOOD FLOORS
• LARGE BACKYARD
• PARTIALLY FENCED

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two-story
• Construction: Aluminum siding and frame construction; Composition/shingle roof
• Exterior features: Front porch

Interior

• Bedrooms: 5 total rooms (includes bedrooms and living areas)
• Flooring: Carpet; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Carpet and hardwood flooring; Partial basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $38k.

Deal economics

• At list price, monthly cash flow is $715 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $38k).
• Recommended offer: $36k (3.0% below list) — sets the bar for market timing.
• Cap rate 29.2% vs local median 6.4% 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: Central City Elementary School (math 22% / reading 22%, grade F, #324 of 377 statewide, top 89%, 407 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: 78 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 $259 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($36k) is reasonable based on typical stale-listing flexibility.
• 3 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 $10k; list at $38k implies a 275% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $36,375 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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 1919 — 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. 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: 3.33% ✓
• Cap rate: 29.17%
• Cash-on-cash: 81.71%
• DSCR: 4.64
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $165,680
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1300 Jackson Ave	0.06mi	3/2.0	1,650 (-5%)	8mo	$101,238	$61	81
1221 Jefferson Ave	0.17mi	3/1.0	1,680 (-4%)	4mo	$5,500	$3	79
1543 N Jefferson Dr	0.26mi	3/2.5	1,560 (-11%)	5mo	$167,000	$107	64
801 Jefferson Ave	0.60mi	3/1.5	1,743 (-0%)	11mo	$190,000	$109	61
1048 Jefferson Ave	0.29mi	3/1.0	1,584 (-9%)	12mo	$120,000	$76	57
611 & 615 11th Street West	0.28mi	4/2.0 (+1)	1,955 (+12%)	6mo	$128,000	$65	57
1806 Monroe Ave	0.42mi	3/1.5	1,596 (-8%)	11mo	$184,900	$116	55
1154 Madison Ave	0.17mi	4/2.0 (+1)	1,984 (+14%)	13mo	$142,500	$72	53
401 10th Suite 400 Ave	0.48mi	2/2.0 (-1)	1,875 (+8%)	9mo	$265,000	$141	53
1008 Madison Ave	0.32mi	3/2.0	1,997 (+14%)	13mo	$175,000	$88	50
2107 Washington Ave	0.75mi	3/2.0	1,614 (-8%)	3mo	$154,000	$95	50
750 Westview Ave	0.72mi	4/2.0 (+1)	1,937 (+11%)	1mo	$196,000	$101	42

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: 82.0%
• Equity multiple: 4.76×
• Total profit: $39,487
• Equity at exit: $5,591

10-year hold

• IRR: 85.3%
• Equity multiple: 9.87×
• Total profit: $93,129
• Equity at exit: $3,242

Cash invested: $10,500 (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 25704

• Home prices YoY: -13.7%
• Active inventory: 78
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,250 medium
• Mortgage (P&I): −$197
• Tax from tax record: −$60 /mo · $723/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $715

Break-even live

Break-even rent $345

Max offer price $37,500

Occupancy floor 38%

Sensitivity live

Price	-10% $736	-5% $726	+0% $715	+5% $704	+10% $694
Rent	-10% $616	-5% $666	+0% $715	+5% $764	+10% $814
Rate	-1.0pp $734	-0.5pp $724	base $715	+0.5pp $705	+1.0pp $695

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: $9,375
• Closing costs: $1,125
• 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	45d	1	0.77mi

Listing history 22 events

1. 2026-06-21
   days on market $37,500 Active 41 DOM
2. 2026-06-19
   days on market $37,500 Active 39 DOM
3. 2026-06-18
   days on market $37,500 Active 38 DOM
4. 2026-06-17
   days on market $37,500 Active 37 DOM
5. 2026-06-16
   days on market $37,500 Active 36 DOM
6. 2026-06-15
   days on market $37,500 Active 35 DOM
7. 2026-06-14
   days on market $37,500 Active 33 DOM
8. 2026-06-12
   days on market $37,500 Active 32 DOM
9. 2026-06-09
   days on market $37,500 Active 29 DOM
10. 2026-06-08
    days on market $37,500 Active 28 DOM
11. 2026-06-07
    days on market $37,500 Active 27 DOM
12. 2026-06-05
    days on market $37,500 Active 24 DOM
13. 2026-06-03
    days on market $37,500 Active 23 DOM
14. 2026-06-02
    days on market $37,500 Active 22 DOM
15. 2026-06-01
    days on market $37,500 Active 21 DOM
16. 2026-05-31
    days on market $37,500 Active 20 DOM
17. 2026-05-30
    days on market $37,500 Active 19 DOM
18. 2026-05-11
    listed $37,500 Active

    Show marketing remark (503 chars)

    If you're looking for a large 2 story home that you can make it your own with a little bit of TLC then this maybe the one for you. With over 1700 sq ft housing 3 beds and 2 baths there is plenty of space for anything you need. Most of the plumbing has been updated with pex and the previous owner did some electrical upgrades along with a newer breaker box. All original hardwood floors through out most of the house. Large backyard partially fenced in. Come take a look and make this house into a home!

19. 2026-05-11
    listed $37,500 Active 503-char remark

    Show marketing remark (503 chars)

    If you're looking for a large 2 story home that you can make it your own with a little bit of TLC then this maybe the one for you. With over 1700 sq ft housing 3 beds and 2 baths there is plenty of space for anything you need. Most of the plumbing has been updated with pex and the previous owner did some electrical upgrades along with a newer breaker box. All original hardwood floors through out most of the house. Large backyard partially fenced in. Come take a look and make this house into a home!

20. 2025-06-19
    soldstatus $10,000 Closed 200-char remark

    Show marketing remark (200 chars)

    Two story Home offering 3 bedrooms and 2 baths, Extra room on rear not finished could be 1st Floor bedroom or family room. Covered front porch with wheel chair lift. Level back yard with alley in rear

21. 2025-05-23
    status Pending 200-char remark

    Show marketing remark (200 chars)

    Two story Home offering 3 bedrooms and 2 baths, Extra room on rear not finished could be 1st Floor bedroom or family room. Covered front porch with wheel chair lift. Level back yard with alley in rear

22. 2025-03-07
    listed $17,500 Active 200-char remark

    Show marketing remark (200 chars)

    Two story Home offering 3 bedrooms and 2 baths, Extra room on rear not finished could be 1st Floor bedroom or family room. Covered front porch with wheel chair lift. Level back yard with alley in rear

ⓘ 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: $723 · $60/mo
• Projected year-2 tax: $723 · $60/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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 20 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: $15,000
• − Mortgage interest: −$2,101
• − Property taxes: −$723
• − Insurance: −$188
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$1,091
• Taxable income: $8,498
• Est. tax owed @ 24.0%: −$2,039
• After-tax cash flow: $6,540/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): 14,413

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 (93%)
• Race & ethnicity: White 93% Two or more races 5% Black 2%
• Common ancestry: Italian 3% Serbian 2% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · French/Haitian/Cajun 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: ▼ -32.21%
• Current HPI: 202.1322
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+114.3% since first listed

5 events — show timeline

• 2026-05-11 Listed $37,500 KVBOR
• 2026-05-11 Listed $37,500 HBRMLS
• 2025-06-19 Sold (MLS) $10,000 HBRMLS
• 2025-05-23 Pending — HBRMLS
• 2025-03-07 Listed $17,500 HBRMLS

Property tax history

+10.9%/yr

Latest (2025): $723 · +361.2% YoY. Source: county tax records.