1031 Exchange in Huntington Ashland MSA
The Huntington-Ashland MSA offers affordable 1031 exchange opportunities with solid cap rates, stable rental demand driven by healthcare and education sectors, and ultra-low property taxes in the tri-state Appalachian region.
Population
372,801
Key Industries
Healthcare, Education (Marshall University), Government
Table of Contents
Information is for educational purposes only. Consult qualified professionals for specific advice.
Local Tax Considerations
Property taxes, transfer taxes, and local incentives
Property Tax Rates
Average Rate
0.63% - 0.75%
Assessment Method
Assessed Value (West Virginia Property Tax Code)
MSA rate (0.63%) vs State average (0.59%)
+7% above state average
Transfer Taxes & Fees
Transfer Tax Rate
No state transfer tax
Local recording fees and title insurance costs apply
Local Tax Incentives
West Virginia Economic Development Incentives
Various state incentives for business development and job creation
Eligibility: Qualifying commercial and industrial developments
Marshall University Partnership Programs
University-business collaboration incentives and research partnerships
Eligibility: Businesses partnering with Marshall University research programs
Opportunity Zones
Number of Zones
3
Key Locations
- Downtown Huntington
- East Huntington
- Ashland KY
Opportunity Zones offer significant tax benefits for long-term investments, including deferral and potential elimination of capital gains taxes.
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Market Profile Dashboard
Economic indicators and market trends
Population
372,801
Growth: +3.84% annually
Median Income
$58,483
Unemployment
3.2%
Job Growth
+5.29% annually
Economic Drivers
Market Trends
Median Home Price
$137,312
Average Rent
$875/mo
Cap Rates
8.5% - 10.2%
Demographics
Median Age
41.2 years
Bachelor's Degree+
25.8%
Owner Occupied
68.4%
Property Type Analysis
Investment opportunities by asset class
Multifamily
Strong demand driven by Marshall University students and healthcare workers with stable institutional tenant base.
Market Metrics
- Cap Rates: 9.8%
- Vacancy Trends: Low vacancy at 5.8% due to university and healthcare employment
- Demand Forecast: Stable demand from Marshall University growth and healthcare expansion
Risk Factors
- Dependence on university enrollment trends
- Regional economic challenges
Opportunities
- Ultra-low property taxes enhancing returns
- Marshall University $500M economic impact
Single-Family Rental
Popular with healthcare workers, university staff, and young professionals seeking affordable housing.
Market Metrics
- Cap Rates: 10.5%
- Vacancy Trends: Very low vacancy at 4.2% with excellent tenant retention
- Demand Forecast: Strong fundamentals with healthcare and education employment base
Risk Factors
- Limited population growth in broader region
- Economic dependence on major institutions
Opportunities
- Exceptional cap rates for cash flow focus
- Stable institutional employment base
Neighborhood Spotlights
Up-and-coming areas and investment hotspots
Downtown Huntington
Historic downtown core with Marshall University proximity and ongoing revitalization
Investment Thesis
Opportunity zone benefits, ultra-low entry costs, student housing demand, and potential for appreciation as downtown revitalization continues.
Median Price
$95,000
Price Growth
+6.2% YoY
Rental Yield
10.8%
Days on Market
42 days
Key Highlights
Development Pipeline
Downtown revitalization projects and Marshall University expansion
South Hills Huntington
Established residential area with proximity to healthcare facilities and good schools
Investment Thesis
Stable rental demand from healthcare workers and university staff, consistent occupancy rates, and affordable entry points.
Median Price
$155,000
Price Growth
+4.8% YoY
Rental Yield
8.9%
Days on Market
38 days
Key Highlights
Development Pipeline
Limited new construction, focus on existing home improvements
Ashland, KY
Kentucky side of MSA with industrial heritage and affordable housing stock
Investment Thesis
Cross-state investment opportunities, industrial worker housing demand, and ultra-affordable entry costs.
Median Price
$125,000
Price Growth
+3.2% YoY
Rental Yield
9.5%
Days on Market
45 days
Key Highlights
Development Pipeline
Industrial redevelopment and riverfront projects
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Compare Markets
See how this MSA stacks up against others
Compare Markets
| Metric | Huntington Ashland (Current) | Charleston Wv | Lexington | Parkersburg |
|---|---|---|---|---|
| Population | 4.0M | 4.0M | 4.0M | 4.0M |
| Median Property Price | $750K | $750K | $750K | $750K |
| Average Cap Rate | 5.2% | 5.2% | 5.2% | 5.2% |
| Job Growth Rate | 2.1% | 2.1% | 2.1% | 2.1% |
| Rental Yield | 4.8% | 4.8% | 4.8% | 4.8% |
| Days on Market | 25 | 25 | 25 | 25 |
Frequently Asked Questions
Common questions about Huntington Ashland 1031 exchanges
Huntington-Ashland offers exceptional cap rates (8.5-10.2%), ultra-low property taxes (0.63%), stable rental demand from Marshall University and healthcare employment, and median home prices of just $137,312.
Marshall University generates $500M in economic impact with thousands of students and employees, providing stable rental demand. The university's growth and research expansion create consistent housing demand for students, faculty, and staff.
Yes, the MSA has three designated Opportunity Zones including downtown Huntington, offering potential tax benefits for qualifying investments including deferral and possible exclusion of capital gains.
The economy is anchored by Marshall University ($500M impact), Cabell Huntington Hospital, government employment, and regional healthcare systems, providing stability and consistent rental demand despite broader regional challenges.
West Virginia offers ultra-low property taxes (0.63% vs. 1.02% national), no state transfer tax, and business-friendly policies. The tri-state location provides diversification opportunities across different state tax environments.