332 Hughart Ave · Rainelle, WV 25962

$135,000

4 bd · 2.0 ba · 1,624 sqft · MultiFamily public records · 29 Days on market

Built 1979

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Why this score? — see what drove the C- 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 +20.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• Appreciation +5.0/10.0
• 1% rule +4.2/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Nice Multi family home. 1624 Square Feet, 4 bed 2 bath. This is 2 units that generate a steady income along with paying for itself. 911 adress of 1106 Hughart ave, with the sub address of 332 and 328. Each unit has its own storage building with 2 parking spots per unit.

Key facts

• Multi family home
• Steady income
• Storage building

Tags

• MULTI FAMILY HOME
• 2 UNITS
• STEADY INCOME
• STORAGE BUILDING
• PARKING SPOTS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $135k.

Deal economics

• At list price, monthly cash flow is $169 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (7.8% below list).
• Recommended offer: $125k (7.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 51/100 on livability (#316 in WV) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A-; Watch: schools F, amenities F, commute F.
• Greenbrier County Schools (town): math 24% / reading 37% proficiency, ranked #31 of 55 in WV (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 22 active listings in the ZIP; 74 units permitted in Greenbrier County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($933 loan paydown + $4k appreciation (3.0% local appreciation)).
• Greenbrier County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, 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 29 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.

Recommended offer $124,535 (7.8% below list)

Questions for the listing agent

1. Built in 1979 — 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. 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?
4. 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.
5. 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.
6. 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: 0.92% ✗
• Cap rate: 7.79%
• Cash-on-cash: 5.36%
• DSCR: 1.24
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 12.5%
• Equity multiple: 1.71×
• Total profit: $26,962
• Equity at exit: $60,702

10-year hold

• IRR: 14.5%
• Equity multiple: 3.14×
• Total profit: $80,859
• Equity at exit: $93,549

Cash invested: $37,800 (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 25962

• Active inventory: 22
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,245 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$51 /mo · $610/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $169

Break-even live

Break-even rent $1,032

Max offer price $135,000

Occupancy floor 81%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $135,000 Active 29 DOM
2. 2026-06-17
   days on market $135,000 Active 28 DOM
3. 2026-06-16
   days on market $135,000 Active 27 DOM
4. 2026-06-15
   days on market $135,000 Active 26 DOM
5. 2026-06-15
   days on market $135,000 Active 25 DOM
6. 2026-06-13
   days on market $135,000 Active 24 DOM
7. 2026-06-12
   days on market $135,000 Active 23 DOM
8. 2026-06-09
   days on market $135,000 Active 20 DOM
9. 2026-06-08
   days on market $135,000 Active 19 DOM
10. 2026-06-08
    days on market $135,000 Active 18 DOM
11. 2026-06-07
    days on market $135,000 Active 17 DOM
12. 2026-06-04
    days on market $135,000 Active 15 DOM
13. 2026-06-03
    days on market $135,000 Active 14 DOM
14. 2026-06-02
    days on market $135,000 Active 13 DOM
15. 2026-06-01
    days on market $135,000 Active 12 DOM
16. 2026-05-31
    days on market $135,000 Active 11 DOM
17. 2026-05-20
    listed $135,000 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: $610 · $51/mo
• Projected year-2 tax: $796 · $66/mo
• Expected delta: +$187/yr (+$16/mo · 30.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥89°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,944
• − Mortgage interest: −$7,562
• − Property taxes: −$610
• − Insurance: −$675
• − Repairs & maintenance: −$1,196
• − Management: −$1,196
• − Depreciation: −$3,927
• Taxable loss: −$221
• Est. tax savings @ 24.0%: +$53
• After-tax cash flow: $2,079/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: Greenbrier County Schools
• NCES district ID: 5400390
• Math proficiency: 24% ▼ -14.00%
• Reading proficiency: 37% ▼ -10.00%
• Median HH income: $37,088
• Composite: 25.34/100
• National rank: #7477
• State rank: #31 of 55 in WV

Livability — Rainelle

• Score: 51/100
• State rank: #316
• US rank: #25154

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rainelle, WV
• Population (ZIP): 3,345

Population outlook (Greenbrier County) Hauer SSP2

• Today (2025): 35,394 people
• By 2030: 35,182 · -0.6%
• By 2040: 34,241 · -3.3%
• By 2050: 32,882 · -7.1%
• By 2075: 29,435 · -16.8%
• By 2100: 24,473 · -30.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Black 3%
• Common ancestry: Iranian 1% Serbian 1% Slovak 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Greenbrier

• 2024 margin: Solid R (+42.1) · D 28.0% · R 70.1% · Other 1.9%
• 2008→2024 swing: -29.9pp toward R · 2008: -12.3pp · 2024: -42.1pp
• All cycles: 2024: R+42.1 2020: R+39.6 2016: R+41.2 2012: R+24.8 2008: R+12.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-20 Listed $135,000 FSBO.com

Property tax history

+0.3%/yr

Latest (2025): $610 · +3.6% YoY. Source: county tax records.