24664 Daniel Boone Pkwy · Racine, WV 25145

$389,000

None bd · None ba · 6,720 sqft · Townhouse · 29 Days on market

Built 1988 0.32 ac lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

Turnkey 6-unit multifamily investment opportunity in Peytona, WV offering immediate income potential and long-term upside. This income-producing property presents an excellent opportunity for investors seeking stable cash flow in a Boone County location. Conveniently situated near local amenities, schools and regional employment corridors, the property offers strong rental appeal for tenants seeing affordable housing options. Excellent addition to an investment portfolio or opportunity for an owner-operator looking to expand into multifamily ownership

Key facts

• Built 1988
• Listed 29 days

Property features AI

Exterior

• Parking: Off-street asphalt parking; 11–20 off-street parking spaces
• Utilities: Public water; Septic sewer
• Home design: Residential income property; Apartment
• Construction: Block construction
• Exterior features: Waterfront lot; Has a view; Composition/shingle roof

Interior

• Kitchen: Oven; Range; Refrigerator
• Flooring: Carpet; Ceramic tile; Hardwood; Laminate
• Heating & cooling: Heat pump; Electric heating; Forced air; Electric cooling
• Interior features: Insulated windows; No basement
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a townhouse listed at $389k.

Deal economics

• At list price, monthly cash flow is $-2k ($-28k/yr) — negative.
• Rent doesn't cover operating costs at any purchase price — skip.
• Recommended offer: $383k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#150 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment C-, amenities F, commute F.
• Boone County Schools (rural): math 26% / reading 36% proficiency, ranked #26 of 55 in WV (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sherman Elementary School (math 67% / reading 62%, grade B, #8 of 377 statewide, top 2%, 250 students, 0% FRL); Sherman Junior High School (math 24% / reading 41%, grade F, #43 of 109 statewide, top 41%, 251 students, 0% FRL); Sherman High School (math 17% / reading 32%, grade F, #91 of 110 statewide, top 85%, 339 students, 0% FRL) — zoned schools average 0% FRL vs 43% district-wide (43 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 1 active listings in the ZIP; 4 units permitted in Boone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($3k loan paydown + $12k appreciation (3.0% local appreciation)).
• Boone County population projected at -34% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$36k 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 ($383k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y ago 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.
• Current owner paid $132k; list at $389k implies a 195% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $383,165 (1.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.00% ✗
• Cap rate: -0.91%
• Cash-on-cash: -25.72%
• DSCR: -0.14
• GRM: 0.0

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: -16.1%
• Equity multiple: 0.06×
• Total profit: $-102,053
• Equity at exit: $174,911

10-year hold

• IRR: -8.8%
• Equity multiple: -0.42×
• Total profit: $-155,144
• Equity at exit: $269,559

Cash invested: $108,920 (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 25145

• Active inventory: 1

Monthly cashflow live

• Estimated rent: $0 none
• Mortgage (P&I): −$2,040
• Tax from tax record: −$133 /mo · $1,592/yr
• Insurance: −$162
• HOA: −$0
• Vacancy / Maint / Mgmt: −$0
• Net cashflow: $-2,335

Break-even live

Break-even rent $2,955

Max offer price —

Occupancy floor —

Sensitivity live

Price	-10% $-2,114	-5% $-2,225	+0% $-2,335	+5% $-2,445	+10% $-2,555
Rent	-10% $-2,335	-5% $-2,335	+0% $-2,335	+5% $-2,335	+10% $-2,335
Rate	-1.0pp $-2,139	-0.5pp $-2,236	base $-2,335	+0.5pp $-2,435	+1.0pp $-2,538

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: $97,250
• Closing costs: $11,670
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $389,000 Active 29 DOM
2. 2026-06-17
   days on market $389,000 Active 28 DOM
3. 2026-06-16
   days on market $389,000 Active 27 DOM
4. 2026-06-15
   days on market $389,000 Active 26 DOM
5. 2026-06-15
   days on market $389,000 Active 25 DOM
6. 2026-06-13
   days on market $389,000 Active 24 DOM
7. 2026-06-12
   days on market $389,000 Active 23 DOM
8. 2026-06-09
   days on market $389,000 Active 20 DOM
9. 2026-06-08
   days on market $389,000 Active 19 DOM
10. 2026-06-08
    days on market $389,000 Active 18 DOM
11. 2026-06-07
    days on market $389,000 Active 17 DOM
12. 2026-06-04
    days on market $389,000 Active 15 DOM
13. 2026-06-03
    days on market $389,000 Active 14 DOM
14. 2026-06-02
    days on market $389,000 Active 13 DOM
15. 2026-06-01
    days on market $389,000 Active 12 DOM
16. 2026-05-31
    days on market $389,000 Active 11 DOM
17. 2026-05-20
    listed $389,000 Active
18. 2026-01-22
    price $389,000
19. 2025-10-20
    listed $428,000 Active
20. 2025-02-17
    historical $550
21. 2025-02-07
    listed $550
22. 2025-02-01
    historical $550
23. 2024-12-24
    listed $550
24. 2021-08-04
    soldstatus $132,000
25. 2014-08-26
    listed $229,000
26. 1985-04-04
    soldstatus $14,000

ⓘ 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: $1,592 · $133/mo
• Projected year-2 tax: $2,295 · $191/mo
• Expected delta: +$704/yr (+$59/mo · 44.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 20 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: $0
• − Mortgage interest: −$21,790
• − Property taxes: −$1,592
• − Insurance: −$1,945
• − Repairs & maintenance: −$0
• − Management: −$0
• − Depreciation: −$11,316
• Taxable loss: −$36,643
• Est. tax savings @ 24.0%: +$8,794
• After-tax cash flow: $-19,222/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: Boone County Schools
• NCES district ID: 5400090
• Math proficiency: 26% ▼ -10.00%
• Reading proficiency: 36% ▼ -7.00%
• Median HH income: $39,554
• Composite: 26.0/100
• National rank: #7318
• State rank: #26 of 55 in WV

Livability — Racine

• Score: 64/100
• State rank: #150
• US rank: #14647

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

No demographic data for this ZIP.

Market trends

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

Price history

+2678.6% since first listed

10 events — show timeline

• 2026-05-20 Listed $389,000 KVBOR
• 2026-01-22 Price Changed $389,000 KVBOR
• 2025-10-20 Listed $428,000 KVBOR
• 2025-02-17 Rental Removed $550 PROPERTYWARE
• 2025-02-07 Listed for Rent $550 PROPERTYWARE
• 2025-02-01 Rental Removed $550 PROPERTYWARE
• 2024-12-24 Listed for Rent $550 PROPERTYWARE
• 2021-08-04 Sold (Public Records) $132,000 Public Records
• 2014-08-26 Listed $229,000 KVBOR
• 1985-04-04 Sold (Public Records) $14,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $1,592 · +3.8% YoY. Source: county tax records.