208 Dunkard Ave · Westover, WV 26501

$220,000

8 bd · 4.0 ba · 2,793 sqft · MultiFamily · 8 Days on market

Built 1924 Fair condition 4,792 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
• Schools +4.1/10.0
• Livability +3.9/5.0
• Rent growth +2.9/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks

Don’t miss this solid 4-unit multifamily property offering a strong rental history and consistent income potential. This investment property has enjoyed steady occupancy over the years, making it an excellent addition to any investor’s portfolio. Featuring four rental units, the property provides multiple income streams and long-term cash flow opportunities. Conveniently located near local amenities, shopping, schools, and major roadways, tenants appreciate the accessibility and neighborhood conveniences. Whether you’re looking to expand your portfolio or start investing in multifamily real estate, this property offers a great combination of stability, potential, and value

Key facts

• Multifamily property
• Conveniently located
• Steady occupancy

Tags

• MULTIFAMILY PROPERTY
• STRONG RENTAL HISTORY
• CONSISTENT INCOME POTENTIAL
• STEADY OCCUPANCY
• MULTIPLE INCOME STREAMS
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: On-street parking
• Security: Smoke detectors installed
• Utilities: Public water; Public sewer
• Home design: Multi-family residential (2-4 family); Two-story building; Frame construction with wood siding; Shingle roof
• Construction: Frame construction; Wood siding; Shingle roof; Full unfinished basement
• Exterior features: Front porch; Level lot

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Two 2-bedroom units and one 1-bedroom unit
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: Four full bathrooms
• Heating & cooling: Forced air heating (electric and natural gas); Window unit cooling
• Interior features: Refrigerator and Range included; Full unfinished basement; Vinyl and wood flooring; Window air conditioning units; Forced air and electric heating with natural gas
• Laundry & utility: Basement provides utility space

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $220k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive. Per door: $379/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $220k).
• Cap rate 14.6% vs local median 2.0% in Westover — 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 78/100 on livability (#19 in WV, #2,522 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-.
• Monongalia County Schools (urban): math 45% / reading 53% proficiency, ranked #1 of 55 in WV (top 2%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Skyview Elementary School (math 32% / reading 37%, grade F, #148 of 377 statewide, top 49%, 427 students, 0% FRL); Westwood Middle School (math 26% / reading 33%, grade F, #61 of 109 statewide, top 56%, 363 students, 0% FRL); University High School (math 43% / reading 68%, grade C, #4 of 110 statewide, top 3%, 1,362 students, 0% FRL) — zoned schools average 0% FRL vs 32% district-wide (32 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+1.4%/yr); 129 active listings in the ZIP; 23 units permitted in Monongalia County in 2024 (15 in 5+ unit buildings).
• At $3,842/mo this rent would consume 73% of the median local household income ($64k/yr) (locally 595% 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Monongalia County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 1.4% rent growth), your $62k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $220,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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.
8. 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.
9. 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: 1.75% ✓
• Cap rate: 14.56%
• Cash-on-cash: 29.51%
• DSCR: 2.31
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.42% rent growth · sell at horizon

5-year hold

• IRR: 22.2%
• Equity multiple: 1.89×
• Total profit: $54,874
• Equity at exit: $32,803

10-year hold

• IRR: 29.2%
• Equity multiple: 3.41×
• Total profit: $148,347
• Equity at exit: $19,022

Cash invested: $61,600 (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 26501

• Home prices YoY: -30.1%
• Rents YoY: 1.4%
• Active inventory: 129
• Price-to-rent: 19.1×

Monthly cashflow live

• Estimated rent: $3,842 medium
• Mortgage (P&I): −$1,154
• Tax est. 1.5%: −$275 /mo · $3,300/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$807
• Net cashflow: $1,515

Break-even live

Break-even rent $1,925

Max offer price $220,000

Occupancy floor 56%

Sensitivity live

Price	-10% $1,667	-5% $1,591	+0% $1,515	+5% $1,439	+10% $1,363
Rent	-10% $1,211	-5% $1,363	+0% $1,515	+5% $1,667	+10% $1,818
Rate	-1.0pp $1,626	-0.5pp $1,571	base $1,515	+0.5pp $1,458	+1.0pp $1,400

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$3,840
Total (4 units)			$3,842

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-19
   days on market $220,000 Active 8 DOM
2. 2026-06-18
   days on market $220,000 Active 7 DOM
3. 2026-06-17
   days on market $220,000 Active 6 DOM
4. 2026-06-16
   days on market $220,000 Active 5 DOM
5. 2026-06-15
   days on market $220,000 Active 4 DOM
6. 2026-06-14
   days on market $220,000 Active 2 DOM
7. 2026-06-13
   remarks 681-char remark
8. 2026-06-13
   listed $220,000 Active 1 DOM

ⓘ 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 ≥97°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $46,104
• − Mortgage interest: −$12,323
• − Property taxes: −$3,300
• − Insurance: −$1,100
• − Repairs & maintenance: −$3,688
• − Management: −$3,688
• − Depreciation: −$6,400
• Taxable income: $15,604
• Est. tax owed @ 24.0%: −$3,745
• After-tax cash flow: $14,433/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 · 12 photos

Fair 45/100 Moderate rehab

This 4-unit multifamily property requires moderate rehabilitation to improve its condition and increase its value. Key areas for improvement include exterior siding, paint, flooring, and kitchen appliances.

Repairs flagged

• Major Exterior siding — Significant peeling and damage
• Major Paint — Peeling and chipping
• Minor Flooring — Worn but not damaged
• Minor Kitchen appliances — Outdated and worn

Value-add opportunities

• Both Paint job — Enhances curb appeal and interior aesthetics
• Both New flooring — Improves living space and resale value
• Both New kitchen appliances — Modernizes the space and attracts tenants

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Significant peeling and damage	Major	$15,000–50,000
Paint · Peeling and chipping	Major	$15,000–50,000
Flooring · Worn but not damaged	Minor	$500–3,000
Kitchen appliances · Outdated and worn	Minor	$500–3,000
Total estimated repair cost · 4 items		$31,000–106,000

Value-add ROI direction

• Both Paint job — Enhances curb appeal and interior aesthetics ↑
• Both New flooring — Improves living space and resale value ↑
• Both New kitchen appliances — Modernizes the space and attracts tenants ↑

ⓘ 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: Monongalia County Schools
• NCES district ID: 5400930
• Math proficiency: 45% ▼ -5.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $43,820
• Composite: 41.34/100
• National rank: #3503
• State rank: #1 of 55 in WV

Livability — Westover

• Score: 78/100
• State rank: #19
• US rank: #2522

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westover, WV
• County: Monongalia County · 97,252 people
• Metro: Morgantown, WV
• Population (ZIP): 19,529
• Household income: $63,529
• Rent vs Own: 39.1% rent · 60.9% own
• Severe rent burden: 595.0

Population outlook (Monongalia County) Hauer SSP2

• Today (2025): 122,188 people
• By 2030: 131,536 · +7.7%
• By 2040: 149,777 · +22.6%
• By 2050: 168,245 · +37.7%
• By 2075: 207,979 · +70.2%
• By 2100: 239,430 · +96.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Black 6% Two or more races 3% Hispanic / Latino 2% Asian 1%
• Common ancestry: Slovak 4% Italian 3% Romanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Monongalia

• 2024 margin: Toss-up / Even · D 46.5% · R 50.9% · Other 2.7%
• 2008→2024 swing: -8.2pp toward R · 2008: 3.9pp · 2024: -4.4pp
• All cycles: 2024: R+4.4 2020: R+1.2 2016: R+10.4 2012: R+9.7 2008: D+3.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -95.15%
• Current HPI: 220.911
• Rent YoY: ▲ 1.42%
• Metro: Morgantown, WV
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-11 Listed $220,000 NCWVREIN