716,718,722 Husky Hwy · Barrackville, WV 26559

$159,000

8 bd · 5.0 ba · 2,795 sqft · MultiFamily · 173 Days on market

Built 1943 1.00 ac lot ↓ 7% 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 +7.5/15.0
• Appreciation +4.9/10.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• 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

Three single homes. Owner is willing to split up or sell altogether. Large 4 BR, 2BA home has some new windows, a big attic and a full basement. The house in the middle has been used as an office. It has a new kitchen, bathroom and flooring. The 3rd house has a new kitchen and is rented for $600 per month. Utilities are separated.

Key facts

• Big attic
• New kitchen
• New bathroom

Tags

• NEW WINDOWS
• BIG ATTIC
• FULL BASEMENT
• NEW KITCHEN
• NEW BATHROOM
• NEW FLOORING

Property features AI

Exterior

• Parking: 1-car garage; On-street parking available
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-story building; Multi-family residential income property (2-4 family)
• Construction: Aluminum siding, frame, and wood siding construction
• Exterior features: Shingle roof; Lot is a mix of level and sloped terrain; Approximately 1 acre lot

Interior

• Kitchen: Appliances include refrigerator, microwave, and range
• Bedrooms: One unit with 4 bedrooms; One unit with 2 bedrooms; One unit with 1 bedroom
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: Five full bathrooms
• Heating & cooling: Central air conditioning; Electric heating; Natural gas heating
• Interior features: Full unfinished basement; Refrigerator, Microwave, Range, Washer, Dryer; Laminate and vinyl flooring; Central air conditioning; Electric and natural gas heating
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/?-bath units multifamily listed at $159k.

Deal economics

• At list price, monthly cash flow is $900 ($11k/yr) — positive. Per door: $450/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $159k).
• Recommended offer: $140k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#77 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Marion County Schools (town): math 30% / reading 43% proficiency, ranked #11 of 55 in WV (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Barrackville Elementary/Middle School (math 25% / reading 39%, grade F, #191 of 377 statewide, top 56%, 339 students, 0% FRL); East Fairmont High School (math 27% / reading 52%, grade F, #21 of 110 statewide, top 26%, 689 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: 4 active listings in the ZIP; 3 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $745 of equity ($1k loan paydown + $-354 appreciation (-0.2% local appreciation)).
• At projected returns (-0.2% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 173 days — a 12% lower offer ($140k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 173 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 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
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: 1.64% ✓
• Cap rate: 13.50%
• Cash-on-cash: 25.75%
• DSCR: 2.15
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.22% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.9%
• Equity multiple: 2.15×
• Total profit: $51,066
• Equity at exit: $44,408

10-year hold

• IRR: 28.2%
• Equity multiple: 4.09×
• Total profit: $137,556
• Equity at exit: $51,996

Cash invested: $44,520 (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 26559

• Home prices YoY: -0.2%
• Active inventory: 4
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,600 medium
• Mortgage (P&I): −$834
• Tax est. 1.5%: −$199 /mo · $2,385/yr
• Insurance: −$66
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $900

Break-even live

Break-even rent $1,461

Max offer price $159,000

Occupancy floor 60%

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

Units	Beds	Baths	Est. rent
▸ 2× units	4	—	$2,600
Total (2 units)			$2,600

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $159,000 Active 173 DOM
2. 2026-06-18
   days on market $159,000 Active 172 DOM
3. 2026-06-17
   days on market $159,000 Active 171 DOM
4. 2026-06-16
   days on market $159,000 Active 170 DOM
5. 2026-06-15
   days on market $159,000 Active 169 DOM
6. 2026-06-14
   days on market $159,000 Active 167 DOM
7. 2026-06-13
   days on market $159,000 Active 166 DOM
8. 2026-06-10
   days on market $159,000 Active 164 DOM
9. 2026-06-09
   days on market $159,000 Active 163 DOM
10. 2026-06-08
    days on market $159,000 Active 162 DOM
11. 2026-06-07
    days on market $159,000 Active 161 DOM
12. 2026-06-03
    price $159,000 Active 156 DOM
13. 2026-06-02
    days on market $199,000 Active 156 DOM
14. 2026-06-01
    days on market $199,000 Active 155 DOM
15. 2026-05-31
    days on market $199,000 Active 154 DOM
16. 2026-05-30
    days on market $199,000 Active 153 DOM
17. 2026-04-16
    price $199,000
18. 2025-12-28
    listed $215,000 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 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 19 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: $31,200
• − Mortgage interest: −$8,906
• − Property taxes: −$2,385
• − Insurance: −$1,462
• − Repairs & maintenance: −$2,496
• − Management: −$2,496
• − Depreciation: −$4,625
• Taxable income: $8,830
• Est. tax owed @ 24.0%: −$2,119
• After-tax cash flow: $8,677/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: Marion County Schools
• NCES district ID: 5400720
• Math proficiency: 30% ▼ -14.00%
• Reading proficiency: 43% ▼ -8.00%
• Median HH income: $42,195
• Composite: 30.8/100
• National rank: #6145
• State rank: #11 of 55 in WV

Livability — Barrackville

• Score: 68/100
• State rank: #77
• US rank: #9202

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Barrackville, WV
• Population (ZIP): 1,597

Population outlook (Marion County) Hauer SSP2

• Today (2025): 56,923 people
• By 2030: 56,850 · -0.1%
• By 2040: 56,469 · -0.8%
• By 2050: 56,027 · -1.6%
• By 2075: 55,509 · -2.5%
• By 2100: 51,082 · -10.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Romanian 4% Italian 3% Iranian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Marion

• 2024 margin: Solid R (+31.2) · D 33.2% · R 64.5% · Other 2.3%
• 2008→2024 swing: -31.7pp toward R · 2008: 0.5pp · 2024: -31.2pp
• All cycles: 2024: R+31.2 2020: R+28.7 2016: R+33.5 2012: R+14.4 2008: D+0.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.22%
• Current HPI: 125.718
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-7.4% since first listed

2 events — show timeline

• 2026-04-16 Price Changed $199,000 NCWVREIN
• 2025-12-28 Listed $215,000 NCWVREIN