2975 Shepard Dr · Huntington, WV 25705

$124,900

3 bd · 1.0 ba · 972 sqft · SingleFamily public records · 2 Days on market

Built 1963 6,970 sqft lot Est $96k · 30% over

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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 +24.4/30.0
• DSCR +7.9/10.0
• 1% rule +5.5/10.0
• Livability +4.0/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Take advantage of a great opportunity for home ownership with this adorable 3-bedroom ranch! This home is much larger than it seems from the outside! Featuring a living room, eat in kitchen, 3 bedrooms and a screened in back porch on the main level, plus an additional family room and flex room in the basement. This home also includes a fenced yard and storage shed. Close proximity to beautiful Rotary Park means that you can enjoy miles of paved and wooded trails, disc golf, overlooks, picnic sites and playgrounds just minutes from your front door!

Key facts

• Fenced yard
• Disc golf
• Storage shed

Tags

• SCREENED IN BACK PORCH
• FENCED YARD
• STORAGE SHED
• CLOSE PROXIMITY TO ROTARY PARK
• DISC GOLF
• PICNIC SITES

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential ranch; Single-story
• Construction: Vinyl siding; Composition/shingle roof
• Exterior features: Porch; Fenced yard; Outbuilding

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 7 total rooms (includes bedrooms and living spaces)
• Flooring: Ceramic tile; Hardwood; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Eat-in kitchen; Insulated windows; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $255 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Cap rate 8.7% 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: 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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y ago 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 $86k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $124,900

Questions for the listing agent

1. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.05% ✓
• Cap rate: 8.74%
• Cash-on-cash: 8.73%
• DSCR: 1.39
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $96,228
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
117 Morris St	0.26mi	2/1.0 (-1)	1,008 (+4%)	6mo	$50,000	$50	72
2923 Moreland Ave	0.21mi	4/2.0 (+1)	1,040 (+7%)	0mo	$119,000	$114	69
417 Rotary Rd	0.21mi	3/1.0	1,077 (+11%)	12mo	$85,000	$79	62
3054 Wallace Cir	0.28mi	3/2.0	912 (-6%)	13mo	$170,000	$186	62
2953 Jarrell St	0.11mi	4/1.5 (+1)	1,074 (+10%)	11mo	$140,000	$130	61
103 Rotary Rd	0.31mi	3/1.0	864 (-11%)	10mo	$45,000	$52	59
7 Parsons St	0.69mi	3/1.0	975 (+0%)	14mo	$150,000	$154	56
402 Rotary Rd	0.18mi	2/1.0 (-1)	1,101 (+13%)	13mo	$108,500	$99	54
453 Linden Circle Cir	0.42mi	2/1.0 (-1)	864 (-11%)	5mo	$32,000	$37	53
505 Oney Ave	0.47mi	3/1.0	839 (-14%)	10mo	$35,000	$42	47
174 Oney Ave	0.64mi	2/1.0 (-1)	1,030 (+6%)	14mo	$29,000	$28	44
3119 Brereton Ct	0.70mi	3/1.0	1,115 (+15%)	6mo	$157,500	$141	38

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: -3.1%
• Equity multiple: 0.88×
• Total profit: $-4,058
• Equity at exit: $18,623

10-year hold

• IRR: 6.6%
• Equity multiple: 1.49×
• Total profit: $17,213
• Equity at exit: $10,799

Cash invested: $34,972 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,309 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$72 /mo · $868/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $255

Break-even live

Break-even rent $987

Max offer price $124,900

Occupancy floor 76%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-06
   status Pending 553-char remark

   Show marketing remark (553 chars)

   Take advantage of a great opportunity for home ownership with this adorable 3-bedroom ranch! This home is much larger than it seems from the outside! Featuring a living room, eat in kitchen, 3 bedrooms and a screened in back porch on the main level, plus an additional family room and flex room in the basement. This home also includes a fenced yard and storage shed. Close proximity to beautiful Rotary Park means that you can enjoy miles of paved and wooded trails, disc golf, overlooks, picnic sites and playgrounds just minutes from your front door!

2. 2026-05-06
   status Pending

   Show marketing remark (553 chars)

   Take advantage of a great opportunity for home ownership with this adorable 3-bedroom ranch! This home is much larger than it seems from the outside! Featuring a living room, eat in kitchen, 3 bedrooms and a screened in back porch on the main level, plus an additional family room and flex room in the basement. This home also includes a fenced yard and storage shed. Close proximity to beautiful Rotary Park means that you can enjoy miles of paved and wooded trails, disc golf, overlooks, picnic sites and playgrounds just minutes from your front door!

3. 2026-05-04
   listed $124,900 Active 553-char remark

   Show marketing remark (553 chars)

   Take advantage of a great opportunity for home ownership with this adorable 3-bedroom ranch! This home is much larger than it seems from the outside! Featuring a living room, eat in kitchen, 3 bedrooms and a screened in back porch on the main level, plus an additional family room and flex room in the basement. This home also includes a fenced yard and storage shed. Close proximity to beautiful Rotary Park means that you can enjoy miles of paved and wooded trails, disc golf, overlooks, picnic sites and playgrounds just minutes from your front door!

4. 2026-05-04
   listed $124,900 Active

   Show marketing remark (553 chars)

   Take advantage of a great opportunity for home ownership with this adorable 3-bedroom ranch! This home is much larger than it seems from the outside! Featuring a living room, eat in kitchen, 3 bedrooms and a screened in back porch on the main level, plus an additional family room and flex room in the basement. This home also includes a fenced yard and storage shed. Close proximity to beautiful Rotary Park means that you can enjoy miles of paved and wooded trails, disc golf, overlooks, picnic sites and playgrounds just minutes from your front door!

5. 2023-09-28
   soldstatus $85,620
6. 2023-09-26
   soldstatus $85,620 244-char remark

   Show marketing remark (244 chars)

   Three bedroom home with two full baths with possible fourth bedroom in the finished basement. Located close to town on a corner lot with fenced in yard. Nice starter home or rental property. Option rent to own with $10,000 down, $1,000 a month!

7. 2023-05-09
   listed $85,000 244-char remark

   Show marketing remark (244 chars)

   Three bedroom home with two full baths with possible fourth bedroom in the finished basement. Located close to town on a corner lot with fenced in yard. Nice starter home or rental property. Option rent to own with $10,000 down, $1,000 a month!

ⓘ 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: $868 · $72/mo
• Projected year-2 tax: $868 · $72/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 4/10 Moderate 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: $15,705
• − Mortgage interest: −$6,996
• − Property taxes: −$868
• − Insurance: −$624
• − Repairs & maintenance: −$1,256
• − Management: −$1,256
• − Depreciation: −$3,633
• Taxable income: $1,070
• Est. tax owed @ 24.0%: −$257
• After-tax cash flow: $2,798/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

+46.9% since first listed

7 events — show timeline

• 2026-05-06 Pending — HBRMLS
• 2026-05-06 Pending — KVBOR
• 2026-05-04 Listed $124,900 KVBOR
• 2026-05-04 Listed $124,900 HBRMLS
• 2023-09-28 Sold (Public Records) $85,620 Public Records
• 2023-09-26 Sold (MLS) $85,620 HBRMLS
• 2023-05-09 Listed $85,000 HBRMLS

Property tax history

+2.8%/yr

Latest (2025): $868 · -29.7% YoY. Source: county tax records.