610 A&b Monroe St · Charleston, WV 25302

$129,500

None bd · None ba · 1,550 sqft · MultiFamily · 81 Days on market

Built 1940 Average condition 3,049 sqft lot Est $132k · at est. ↓ 2% since listing

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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 +8.3/15.0
• Livability +4.2/5.0
• Schools +2.9/10.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks

Motivated seller offering this duplex investment property with a NEWLY INSTALLED ROOF in Charleston, WV, off the Westmoreland Exit, which is located in the quiet neighborhood called the Hillsdale addition area. This could be a great starter-home opportunity: live in one unit and offset +/- 75% of loan expenses with the rent from the other unit. This is a Two-story building with two - 2 bedrooms. 1-bath units with spacious rooms throughout. Both have kitchens equipped with appliances, Washer/dryer hookups, separate tenant-paid utilities, off-street parking spaces, and on-street parking as needed. The upstairs unit features a finished attic room that can serve as an additional bedroom or sto

Key facts

• Kitchen appliances
• Off street parking
• Extra storage

Tags

• OFF STREET PARKING
• KITCHEN APPLIANCES
• WASHER DRYER HOOKUPS
• EXTRA STORAGE

Property features AI

Exterior

• Parking: Off-street parking; At least one space per unit (varies by unit)
• Utilities: Public water; Public sewer
• Home design: Duplex; Residential income property
• Construction: Frame construction; Composition/shingle roof
• Exterior features: Partial basement

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Flooring: Carpet; Hardwood; Tile
• Heating & cooling: Forced air heating; Window air conditioning units
• Interior features: Insulated windows; Storm windows
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $130k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $849 ($10k/yr) — positive. Per door: $424/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.2% vs local median 3.8% in Charleston — 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 85/100 on livability (#3 in WV, #524 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime 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: Shoals Elementary School (math 42% / reading 37%, grade F, #108 of 377 statewide, top 33%, 210 students, 0% FRL); West Side Middle School (math 7% / reading 18%, grade F, #109 of 109 statewide, top 100%, 377 students, 0% FRL); Capital High School (math 22% / reading 52%, grade F, #32 of 110 statewide, top 34%, 1,086 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: 99 active listings in the ZIP; 103 units permitted in Kanawha County in 2024 (0 in 5+ unit buildings).
• At $2,207/mo this rent would consume 48% of the median local household income ($55k/yr) (locally 679% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $895 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Kanawha County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $121,730 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% 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 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. 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?
9. 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.
10. 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.
11. 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: 1.70% ✓
• Cap rate: 14.16%
• Cash-on-cash: 28.08%
• DSCR: 2.25
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $131,750
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
122 Arlington Ave	0.21mi	—/—	1,680 (+8%)	0mo	$142,500	$85	76

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: 22.3%
• Equity multiple: 1.91×
• Total profit: $33,096
• Equity at exit: $19,309

10-year hold

• IRR: 30.3%
• Equity multiple: 3.72×
• Total profit: $98,548
• Equity at exit: $11,197

Cash invested: $36,260 (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 25302

• Home prices YoY: -21.8%
• Active inventory: 99
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,207 medium
• Mortgage (P&I): −$679
• Tax est. 1.5%: −$162 /mo · $1,942/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $849

Break-even live

Break-even rent $1,133

Max offer price $129,500

Occupancy floor 57%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,206
Total (2 units)			$2,207

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: $32,375
• Closing costs: $3,885
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $129,500 Active 81 DOM
2. 2026-06-18
   days on market $129,500 Active 80 DOM
3. 2026-06-17
   days on market $129,500 Active 79 DOM
4. 2026-06-16
   days on market $129,500 Active 78 DOM
5. 2026-06-15
   days on market $129,500 Active 77 DOM
6. 2026-06-14
   days on market $129,500 Active 75 DOM
7. 2026-06-12
   days on market $129,500 Active 74 DOM
8. 2026-06-09
   days on market $129,500 Active 71 DOM
9. 2026-06-08
   days on market $129,500 Active 70 DOM
10. 2026-06-07
    days on market $129,500 Active 69 DOM
11. 2026-06-05
    days on market $129,500 Active 66 DOM
12. 2026-06-03
    days on market $129,500 Active 65 DOM
13. 2026-06-02
    days on market $129,500 Active 64 DOM
14. 2026-06-01
    days on market $129,500 Active 63 DOM
15. 2026-05-31
    days on market $129,500 Active 62 DOM
16. 2026-05-30
    days on market $129,500 Active 61 DOM
17. 2026-05-19
    price $129,500
18. 2026-03-26
    listed $132,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥100°F today · 19 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: $26,484
• − Mortgage interest: −$7,254
• − Property taxes: −$1,942
• − Insurance: −$648
• − Repairs & maintenance: −$2,119
• − Management: −$2,119
• − Depreciation: −$3,767
• Taxable income: $8,635
• Est. tax owed @ 24.0%: −$2,072
• After-tax cash flow: $8,111/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.

Condition & rehab AI · 13 photos

Average 55/100 Moderate rehab

This two-story multi-family home requires moderate repairs and maintenance to improve its condition and value. The kitchen and bathrooms need some updates, and the exterior could benefit from landscaping and paint touch-ups.

Repairs flagged

• Minor Kitchen cabinets — Slight wear and tear, but not structural damage.
• Minor Paint touch-up — Minor discoloration and scuff marks on interior walls and ceilings.
• Minor Landscaping — Overgrown areas and some dead plants need trimming and replanting.

Value-add opportunities

• Both Paint and touch-up interior walls and ceilings — Fresh paint can improve the overall appearance and value of the home.
• Both Replace worn-out kitchen cabinets — New cabinets can enhance the kitchen's functionality and aesthetic appeal.
• Both Landscaping and curb appeal improvements — A well-maintained exterior can significantly boost the home's curb appeal and value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Slight wear and tear, but not structural damage.	Minor	$500–3,000
Paint touch-up · Minor discoloration and scuff marks on interior walls and ceilings.	Minor	$500–3,000
Landscaping · Overgrown areas and some dead plants need trimming and replanting.	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Paint and touch-up interior walls and ceilings — Fresh paint can improve the overall appearance and value of the home. ↑
• Both Replace worn-out kitchen cabinets — New cabinets can enhance the kitchen's functionality and aesthetic appeal. ↑
• Both Landscaping and curb appeal improvements — A well-maintained exterior can significantly boost the home's curb appeal and value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Charleston

• Score: 85/100
• State rank: #3
• US rank: #524

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Charleston, WV
• County: Kanawha County · 33,502 people
• City population: 33,502
• Metro: Charleston, WV
• Population (ZIP): 13,204
• Household income: $55,210
• Rent vs Own: 35.1% rent · 64.9% own
• Severe rent burden: 679.0

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 (75%)
• Race & ethnicity: White 75% Black 14% Two or more races 8% Hispanic / Latino 3% Asian 1%
• Common ancestry: Italian 2% Slovak 2% Iranian 1%
• Foreign-born: 1% · South Korea

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: ▼ -44.83%
• Current HPI: 160.7081
• Rent YoY: —
• Metro: Charleston, WV
• State GDP YoY: —
• F500 in state: 0

Price history

-1.9% since first listed

2 events — show timeline

• 2026-05-19 Price Changed $129,500 KVBOR
• 2026-03-26 Listed $132,000 KVBOR