301 East St · Middlebourne, WV 26149

$225,000

None bd · None ba · 6,564 sqft · MultiFamily · 61 Days on market

Built 1895 Fair condition 10,454 sqft lot

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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 +7.5/15.0
• Appreciation +7.5/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 7 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

7-unit investment opportunity in Tyler County! The units come fully furnished! This multifamily property offers a strong income-producing setup with a unit mix of 4 two-bedroom units, 2 one-bedroom units, and 1 three-bedroom unit. Current rents provide immediate cash flow with additional upside potential through rent adjustments. Property is being sold as-is and is ideal for investors looking to expand or start their portfolio. Convenient location with steady rental demand. Don't miss this opportunity to own a 7-unit income property!

Key facts

• Fully furnished
• Steady rental demand
• 0.24 acre lot

Tags

• FULLY FURNISHED
• INCOME-PRODUCING SETUP
• STEADY RENTAL DEMAND

Property features AI

Finance

• Other: Property listed as multi-unit residential income
• Financial info: Annual tax amount listed

Exterior

• Utilities: Public water; Public sewer
• Home design: Multi-family residential income property; Two-story building
• Construction: Vinyl siding
• Exterior features: Commercially zoned lot

Interior

• Flooring: Carpet
• Heating & cooling: Window Unit(s) cooling; Gas water heater
• Interior features: Gas water heater; Carpet flooring; Window air conditioning units

What this means for you Summary

Snapshot

• This is a 4×2bd/1ba + 2×1bd/1ba + 1×3bd/1ba units multifamily listed at $225k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $3k ($40k/yr) — positive. Per door: $472/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $225k).
• Recommended offer: $212k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#153 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment C-, health & safety C-, schools F.
• Tyler County Schools (rural): math 31% / reading 39% proficiency, ranked #18 of 55 in WV (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 6 active listings in the ZIP.

Forward outlook

• In year one you build about $13k of equity ($2k loan paydown + $11k appreciation (5.0% local appreciation)).
• Tyler County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.0% appreciation + 3.0% rent growth), your $63k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: built in 1895 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $211,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1895 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 2.73% ✓
• Cap rate: 23.92%
• Cash-on-cash: 62.97%
• DSCR: 3.80
• GRM: 3.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.99% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 69.8%
• Equity multiple: 5.17×
• Total profit: $262,426
• Equity at exit: $127,416

10-year hold

• IRR: 67.6%
• Equity multiple: 10.71×
• Total profit: $611,538
• Equity at exit: $219,829

Cash invested: $63,000 (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 26149

• Home prices YoY: 3.2%
• Active inventory: 6
• Price-to-rent: 21.4×

Monthly cashflow live

• Estimated rent: $6,153 medium
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,292
• Net cashflow: $3,306

Break-even live

Break-even rent $1,968

Max offer price $225,000

Occupancy floor 41%

Sensitivity live

Price	-10% $3,461	-5% $3,384	+0% $3,306	+5% $3,228	+10% $3,150
Rent	-10% $2,820	-5% $3,063	+0% $3,306	+5% $3,549	+10% $3,792
Rate	-1.0pp $3,419	-0.5pp $3,363	base $3,306	+0.5pp $3,248	+1.0pp $3,188

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$3,512
▸ 2× units	1	1	$1,756
1× unit	3	1	$884
Total (7 units)			$6,153

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $225,000 Active 61 DOM
2. 2026-06-17
   days on market $225,000 Active 60 DOM
3. 2026-06-16
   days on market $225,000 Active 59 DOM
4. 2026-06-15
   days on market $225,000 Active 58 DOM
5. 2026-06-15
   days on market $225,000 Active 57 DOM
6. 2026-06-13
   days on market $225,000 Active 56 DOM
7. 2026-06-12
   days on market $225,000 Active 55 DOM
8. 2026-06-09
   days on market $225,000 Active 52 DOM
9. 2026-06-08
   days on market $225,000 Active 51 DOM
10. 2026-06-08
    days on market $225,000 Active 50 DOM
11. 2026-06-07
    days on market $225,000 Active 49 DOM
12. 2026-06-04
    days on market $225,000 Active 47 DOM
13. 2026-06-03
    days on market $225,000 Active 46 DOM
14. 2026-06-02
    days on market $225,000 Active 45 DOM
15. 2026-06-01
    days on market $225,000 Active 44 DOM
16. 2026-05-31
    days on market $225,000 Active 43 DOM
17. 2026-04-14
    listed $225,000 Active
18. 2026-04-14
    listed $225,000 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 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: $73,836
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$5,907
• − Management: −$5,907
• − Depreciation: −$6,545
• Taxable income: $38,373
• Est. tax owed @ 24.0%: −$9,210
• After-tax cash flow: $30,462/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

Fair 45/100 Moderate rehab

This 7-unit multifamily property requires moderate renovations to its kitchens and bathrooms, as well as a paint refresh. The property is currently in fair condition and has a good roof and exterior. With updates, it has the potential to significantly increase its value.

Repairs flagged

• Major kitchen cabinets — dated and in need of replacement
• Major bathroom fixtures — outdated and in need of replacement
• Major kitchen countertops — dated and in need of replacement
• Major kitchen appliances — outdated and in need of replacement
• Minor paint — faded and could be refreshed

Value-add opportunities

• Both kitchen renovation — modernizing the kitchen would increase both resale and rental value
• Both bathroom renovation — modernizing the bathrooms would increase both resale and rental value
• Both paint refresh — refreshing the paint would improve the home's curb appeal and interior aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Major	$15,000–50,000
bathroom fixtures · outdated and in need of replacement	Major	$15,000–50,000
kitchen countertops · dated and in need of replacement	Major	$15,000–50,000
kitchen appliances · outdated and in need of replacement	Major	$15,000–50,000
paint · faded and could be refreshed	Minor	$500–3,000
Total estimated repair cost · 5 items		$60,500–203,000

Value-add ROI direction

• Both kitchen renovation — modernizing the kitchen would increase both resale and rental value ↑
• Both bathroom renovation — modernizing the bathrooms would increase both resale and rental value ↑
• Both paint refresh — refreshing the paint would improve the home's curb appeal and interior aesthetics ↑

ⓘ 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: Tyler County Schools
• NCES district ID: 5401440
• Math proficiency: 31% ▼ -11.00%
• Reading proficiency: 39% ▼ -8.00%
• Median HH income: $37,906
• Composite: 29.17/100
• National rank: #6576
• State rank: #18 of 55 in WV

Livability — Middlebourne

• Score: 64/100
• State rank: #153
• US rank: #14794

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Middlebourne, WV
• Population (ZIP): 2,330

Population outlook (Tyler County) Hauer SSP2

• Today (2025): 8,409 people
• By 2030: 8,035 · -4.4%
• By 2040: 7,233 · -14.0%
• By 2050: 6,460 · -23.2%
• By 2075: 4,823 · -42.6%
• By 2100: 3,342 · -60.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Italian 2% Slovak 2% Serbian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Tyler

• 2024 margin: Solid R (+67.4) · D 15.3% · R 82.7% · Other 2.0%
• 2008→2024 swing: -36.0pp toward R · 2008: -31.4pp · 2024: -67.4pp
• All cycles: 2024: R+67.4 2020: R+66.2 2016: R+68.0 2012: R+43.5 2008: R+31.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.99%
• Current HPI: 160.8357
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+0.0% since first listed

2 events — show timeline

• 2026-04-14 Listed $225,000 WBOR
• 2026-04-14 Listed $225,000 WBOR