110 3rd Ave · Clendenin, WV 25045

$39,900

3 bd · 2.0 ba · 1,664 sqft · MultiFamily public records · 229 Days on market

Built 1950 ↓ 33% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +5.2/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Clendenin, Kanawha County, 2 bedroom 1 bath duplex plus an unfinished duplex ready for remodel 1,664 sq ft on a 0.36-acre lot. Built 1950 with solid structure and multi-unit potential. Renovation proj

Key facts

• 0.36-acre lot
• Multi-unit potential
• Unfinished duplex

Tags

• UNFINISHED DUPLEX
• MULTI-UNIT POTENTIAL
• 0.36-ACRE LOT

Property features AI

Exterior

• Home design: Property type: Residential Income
• Construction: Living area approximately 1664 square feet
• Exterior features: Lot approximately 0.36 acres

Interior

• Interior features: Residential income property

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $40k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive. Per door: $519/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#194 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B; Watch: employment D+, amenities F, commute F.
• Kanawha County Schools (suburban): math 29% / reading 40% proficiency, ranked #17 of 55 in WV (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Clendenin Elementary School (math 37% / reading 37%, grade F, #130 of 377 statewide, top 39%, 300 students, 0% FRL); Elkview Middle School (math 26% / reading 42%, grade F, #36 of 109 statewide, top 35%, 613 students, 0% FRL); Herbert Hoover High School (math 37% / reading 62%, grade D, #7 of 110 statewide, top 6%, 789 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: 21 active listings in the ZIP; 103 units permitted in Kanawha County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $437 of equity ($276 loan paydown + $161 appreciation (0.4% local appreciation)).
• Kanawha County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.4% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 229 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $35,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 229 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 4.34% ✓
• Cap rate: 37.53%
• Cash-on-cash: 111.57%
• DSCR: 5.96
• GRM: 1.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.4% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.89×
• Total profit: $65,812
• Equity at exit: $12,397

10-year hold

• IRR: —
• Equity multiple: 14.32×
• Total profit: $148,849
• Equity at exit: $15,565

Cash invested: $11,172 (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 25045

• Home prices YoY: 0.1%
• Active inventory: 21
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,733 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$104 /mo · $1,254/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $1,039

Break-even live

Break-even rent $418

Max offer price $39,900

Occupancy floor 35%

Sensitivity live

Price	-10% $1,061	-5% $1,050	+0% $1,039	+5% $1,027	+10% $1,016
Rent	-10% $902	-5% $970	+0% $1,039	+5% $1,107	+10% $1,176
Rate	-1.0pp $1,059	-0.5pp $1,049	base $1,039	+0.5pp $1,028	+1.0pp $1,018

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,734
Total (2 units)			$1,733

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $39,900 Active 229 DOM
2. 2026-06-19
   days on market $39,900 Active 227 DOM
3. 2026-06-18
   days on market $39,900 Active 226 DOM
4. 2026-06-17
   days on market $39,900 Active 225 DOM
5. 2026-06-16
   days on market $39,900 Active 224 DOM
6. 2026-06-15
   days on market $39,900 Active 223 DOM
7. 2026-06-14
   days on market $39,900 Active 221 DOM
8. 2026-06-12
   days on market $39,900 Active 220 DOM
9. 2026-06-09
   days on market $39,900 Active 217 DOM
10. 2026-06-08
    days on market $39,900 Active 216 DOM
11. 2026-06-07
    days on market $39,900 Active 215 DOM
12. 2026-06-05
    days on market $39,900 Active 212 DOM
13. 2026-06-03
    days on market $39,900 Active 211 DOM
14. 2026-06-02
    days on market $39,900 Active 210 DOM
15. 2026-06-01
    days on market $39,900 Active 209 DOM
16. 2026-05-31
    days on market $39,900 Active 208 DOM
17. 2026-05-30
    days on market $39,900 Active 207 DOM
18. 2026-04-30
    price $39,900
19. 2026-03-21
    price $47,900
20. 2026-02-13
    price $49,900
21. 2026-01-01
    price $51,900
22. 2025-12-09
    price $55,900
23. 2025-11-04
    listed $59,900 Active

ⓘ 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: $1,254 · $104/mo
• Projected year-2 tax: $1,254 · $104/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 ≥101°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,796
• − Mortgage interest: −$2,235
• − Property taxes: −$1,254
• − Insurance: −$200
• − Repairs & maintenance: −$1,664
• − Management: −$1,664
• − Depreciation: −$1,161
• Taxable income: $12,620
• Est. tax owed @ 24.0%: −$3,029
• After-tax cash flow: $9,436/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: Kanawha County Schools
• NCES district ID: 5400600
• Math proficiency: 29% ▼ -13.00%
• Reading proficiency: 40% ▼ -7.00%
• Median HH income: $44,329
• Composite: 29.35/100
• National rank: #6540
• State rank: #17 of 55 in WV

Livability — Clendenin

• Score: 61/100
• State rank: #194
• US rank: #17375

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment D+ Housing B Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clendenin, WV
• Population (ZIP): 4,230

Population outlook (Kanawha County) Hauer SSP2

• Today (2025): 178,946 people
• By 2030: 172,906 · -3.4%
• By 2040: 159,874 · -10.7%
• By 2050: 148,148 · -17.2%
• By 2075: 123,257 · -31.1%
• By 2100: 96,454 · -46.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Serbian 1% Italian 1% Lithuanian 1%

Political lean MEDSL · Kanawha

• 2024 margin: R (+17.4) · D 40.2% · R 57.6% · Other 2.2%
• 2008→2024 swing: -17.0pp toward R · 2008: -0.4pp · 2024: -17.4pp
• All cycles: 2024: R+17.4 2020: R+14.7 2016: R+20.6 2012: R+11.9 2008: R+0.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.40%
• Current HPI: 287.7117
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-33.4% since first listed

6 events — show timeline

• 2026-04-30 Price Changed $39,900 GVBOR
• 2026-03-21 Price Changed $47,900 GVBOR
• 2026-02-13 Price Changed $49,900 GVBOR
• 2026-01-01 Price Changed $51,900 GVBOR
• 2025-12-09 Price Changed $55,900 GVBOR
• 2025-11-04 Listed $59,900 GVBOR

Property tax history

+1.9%/yr

Latest (2025): $1,254 · +0.0% YoY. Source: county tax records.