145 6th Ave · Montgomery, WV 25136

$95,000

3 bd · 1.5 ba · 1,776 sqft · SingleFamily public records · 59 Days on market

Built 1910 2,178 sqft lot Est $169k · 44% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• Appreciation +4.7/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

Ready to move in house. Features: a metal roof, large rooms, High ceilings, and New carpet.

Key facts

• Metal roof
• New carpet
• Large rooms

Tags

• METAL ROOF
• LARGE ROOMS
• HIGH CEILINGS
• NEW CARPET

Property features AI

Exterior

• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; Two levels
• Construction: Plaster and vinyl siding exterior; Metal roof; No basement
• Exterior features: Patio; Fenced yard; Exterior storage

Interior

• Kitchen: Dishwasher; Gas Range; Microwave; Refrigerator
• Bedrooms: 8 total rooms (bedroom count not specified)
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Window unit cooling
• Interior features: Dishwasher; Gas Range; Microwave; Refrigerator; Storage

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $308 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 53/100 on livability (#308 in WV) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: crime F, amenities F, commute F.
• Fayette County Schools (suburban): math 17% / reading 31% proficiency, ranked #51 of 55 in WV (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Valley Pk-8 (math 13%, 530 students, 0% FRL) — zoned schools average 0% FRL vs 54% district-wide (54 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 12 active listings in the ZIP; 26 units permitted in Fayette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $175 of equity ($657 loan paydown + $-482 appreciation (-0.5% local appreciation)).
• Fayette County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.5% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 9y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 9→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 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: 1.26% ✓
• Cap rate: 11.02%
• Cash-on-cash: 16.89%
• DSCR: 1.75
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $168,720
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
410 Ferry St	0.09mi	3/2.0	1,770 (-0%)	1mo	$149,900	$85	93
718 Fifth Ave	0.50mi	4/2.0 (+1)	1,904 (+7%)	12mo	$180,000	$95	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.51% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.8%
• Equity multiple: 1.55×
• Total profit: $14,598
• Equity at exit: $25,200

10-year hold

• IRR: 17.2%
• Equity multiple: 2.80×
• Total profit: $47,980
• Equity at exit: $28,449

Cash invested: $26,600 (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 25136

• Home prices YoY: -0.4%
• Active inventory: 12
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,197 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$34 /mo · $404/yr
• Insurance: −$40
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $308

Break-even live

Break-even rent $807

Max offer price $95,000

Occupancy floor 69%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $95,000 Active 59 DOM
2. 2026-06-18
   days on market $95,000 Active 58 DOM
3. 2026-06-17
   days on market $95,000 Active 57 DOM
4. 2026-06-16
   days on market $95,000 Active 56 DOM
5. 2026-06-15
   days on market $95,000 Active 55 DOM
6. 2026-06-14
   days on market $95,000 Active 53 DOM
7. 2026-06-12
   days on market $95,000 Active 52 DOM
8. 2026-06-09
   days on market $95,000 Active 49 DOM
9. 2026-06-08
   days on market $95,000 Active 48 DOM
10. 2026-06-07
    days on market $95,000 Active 47 DOM
11. 2026-06-05
    days on market $95,000 Active 44 DOM
12. 2026-06-03
    days on market $95,000 Active 43 DOM
13. 2026-06-02
    days on market $95,000 Active 42 DOM
14. 2026-06-01
    days on market $95,000 Active 41 DOM
15. 2026-05-31
    days on market $95,000 Active 40 DOM
16. 2026-05-30
    days on market $95,000 Active 39 DOM
17. 2026-04-17
    listed $95,000 Active
18. 2025-05-20
    listed $79,000 Active
19. 2022-07-12
    listed $55,000
20. 2022-03-25
    listed $55,000
21. 2022-01-06
    listed $49,999
22. 2021-07-02
    listed $49,999
23. 2020-08-24
    listed $55,000
24. 2019-07-18
    listed $55,000
25. 2017-08-03
    listed $68,000

ⓘ 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: $404 · $34/mo
• Projected year-2 tax: $560 · $47/mo
• Expected delta: +$157/yr (+$13/mo · 38.8%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 9 d/yr ≥98°F today · 24 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: $14,367
• − Mortgage interest: −$5,321
• − Property taxes: −$404
• − Insurance: −$1,272
• − Repairs & maintenance: −$1,149
• − Management: −$1,149
• − Depreciation: −$2,764
• Taxable income: $2,307
• Est. tax owed @ 24.0%: −$554
• After-tax cash flow: $3,142/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: Fayette County Schools
• NCES district ID: 5400300
• Math proficiency: 17% ▼ -12.00%
• Reading proficiency: 31% ▼ -4.00%
• Median HH income: $35,293
• Composite: 19.77/100
• National rank: #8706
• State rank: #51 of 55 in WV

Livability — Montgomery

• Score: 53/100
• State rank: #308
• US rank: #24681

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Montgomery, WV
• Population (ZIP): 1,749

Population outlook (Fayette County) Hauer SSP2

• Today (2025): 41,745 people
• By 2030: 39,758 · -4.8%
• By 2040: 35,751 · -14.4%
• By 2050: 32,223 · -22.8%
• By 2075: 24,307 · -41.8%
• By 2100: 16,671 · -60.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Two or more races 16% Black 12% Hispanic / Latino 1%
• Common ancestry: Slovak 2% Romanian 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Fayette

• 2024 margin: Solid R (+41.8) · D 28.1% · R 69.8% · Other 2.1%
• 2008→2024 swing: -39.0pp toward R · 2008: -2.7pp · 2024: -41.8pp
• All cycles: 2024: R+41.8 2020: R+38.6 2016: R+39.6 2012: R+21.0 2008: R+2.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.51%
• Current HPI: 130.7827
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+39.7% since first listed

9 events — show timeline

• 2026-04-17 Listed $95,000 KVBOR
• 2025-05-20 Listed $79,000 KVBOR
• 2022-07-12 Listed $55,000 KVBOR
• 2022-03-25 Listed $55,000 KVBOR
• 2022-01-06 Listed $49,999 KVBOR
• 2021-07-02 Listed $49,999 KVBOR
• 2020-08-24 Listed $55,000 KVBOR
• 2019-07-18 Listed $55,000 KVBOR
• 2017-08-03 Listed $68,000 KVBOR

Property tax history

-0.8%/yr

Latest (2025): $404 · +1.1% YoY. Source: county tax records.