1905-1909 Second St · Moundsville, WV 26041

$160,000

3 bd · 2.0 ba · 2,000 sqft · MultiFamily public records · 22 Days on market

Built 1905 8,712 sqft lot Est $124k · 29% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.3/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Do not miss out on this investment opportunity! This duplex includes a 1-car garage and additional private parking, plus a large 2-car garage that can be used as additional storage or rented space. First level of the duplex includes front porch, separate entry, living room, kitchen, dining room, bedroom, bathroom, laundry closet with access to basement, back porch overlooking expansive fenced in yard. Second level of the duplex includes separate entry, covered balcony, living room, eat-in kitchen, 2 bedrooms, and bathroom. Updates to exterior of the property, plus updates throughout both interior levels. Move-in ready!

Key facts

• Large 2 car garage
• Kitchen
• Front porch

Tags

• 1 CAR GARAGE
• LARGE 2 CAR GARAGE
• FRONT PORCH
• SEPARATE ENTRY
• LIVING ROOM
• KITCHEN

Property features AI

Finance

• Other: No additional financial amenities provided
• Financial info: No investor or income/expense details provided
• HOA & community: No HOA information provided

Exterior

• Parking: No parking details provided
• Security: No security details provided
• Utilities: Public water; Public sewer
• Home design: Up-and-down duplex; Residential income property; 2-story building
• Construction: Vinyl siding
• Exterior features: Residential zoning

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: One 1-bedroom unit; One 2-bedroom unit
• Flooring: Carpet
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Central air; Window unit(s); Forced air heating; Natural gas heating
• Interior features: Electric water heater; Carpet flooring
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/2.0-bath units multifamily listed at $160k.

Deal economics

• At list price, monthly cash flow is $867 ($10k/yr) — positive. Per door: $289/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.8% vs local median 4.7% in Moundsville — 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 66/100 on livability (#105 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, health & safety A-; Watch: schools D+, amenities F, commute F.
• Marshall County Schools (suburban): math 28% / reading 36% proficiency, ranked #21 of 55 in WV (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 78 active listings in the ZIP; 6 units permitted in Marshall County in 2024 (0 in 5+ unit buildings).
• At $2,497/mo this rent would consume 54% of the median local household income ($56k/yr) — 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Marshall County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 25y 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 $27k; list at $160k implies a 493% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $157,600 (1.5% below list)

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. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.56% ✓
• Cap rate: 12.79%
• Cash-on-cash: 23.22%
• DSCR: 2.03
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $124,000
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1710 Center St	0.13mi	4/2.0 (+1)	1,907 (-5%)	12mo	$55,000	$29	71
1006-1008 Sixth St	0.63mi	3/2.0	1,802 (-10%)	1mo	$111,000	$62	53
1301 Ninth St	0.65mi	4/2.0 (+1)	2,150 (+8%)	14mo	$154,000	$72	40

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

Projected returns pro-forma

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

5-year hold

• IRR: 16.3%
• Equity multiple: 1.65×
• Total profit: $29,325
• Equity at exit: $23,857

10-year hold

• IRR: 24.9%
• Equity multiple: 3.16×
• Total profit: $96,785
• Equity at exit: $13,834

Cash invested: $44,800 (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 26041

• Home prices YoY: -24.8%
• Active inventory: 78
• Price-to-rent: 16.0×

Monthly cashflow live

• Estimated rent: $2,497 medium
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $867

Break-even live

Break-even rent $1,400

Max offer price $160,000

Occupancy floor 60%

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	2	$2,496
Total (3 units)			$2,497

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $160,000 Active 22 DOM
2. 2026-06-18
   days on market $160,000 Active 21 DOM
3. 2026-06-17
   days on market $160,000 Active 20 DOM
4. 2026-06-16
   days on market $160,000 Active 19 DOM
5. 2026-06-15
   days on market $160,000 Active 18 DOM
6. 2026-06-14
   days on market $160,000 Active 16 DOM
7. 2026-06-12
   days on market $160,000 Active 15 DOM
8. 2026-06-09
   days on market $160,000 Active 12 DOM
9. 2026-06-08
   days on market $160,000 Active 11 DOM
10. 2026-06-07
    days on market $160,000 Active 10 DOM
11. 2026-06-02
    days on market $160,000 Active 5 DOM
12. 2026-06-01
    days on market $160,000 Active 4 DOM
13. 2026-05-31
    days on market $160,000 Active 3 DOM
14. 2026-05-30
    days on market $160,000 Active 2 DOM
15. 2026-05-28
    listed $160,000 Active
16. 2026-04-02
    price $155,000
17. 2025-12-08
    price $165,000
18. 2025-11-14
    price $175,000
19. 2002-04-29
    soldstatus $27,000
20. 2002-04-29
    soldstatus $27,000
21. 2001-06-12
    listed $35,000
22. 2001-06-12
    listed $35,000

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥99°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,964
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$2,397
• − Management: −$2,397
• − Depreciation: −$4,655
• Taxable income: $8,353
• Est. tax owed @ 24.0%: −$2,005
• After-tax cash flow: $8,398/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: Marshall County Schools
• NCES district ID: 5400750
• Math proficiency: 28% ▼ -6.00%
• Reading proficiency: 36% ▼ -4.00%
• Median HH income: $40,289
• Composite: 26.91/100
• National rank: #7086
• State rank: #21 of 55 in WV

Livability — Moundsville

• Score: 66/100
• State rank: #105
• US rank: #11553

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Moundsville, WV
• County: Marshall · 16,750 people
• Metro: Wheeling, WV-OH
• Population (ZIP): 15,706
• Household income: $55,545
• Rent vs Own: 24.1% rent · 75.9% own
• Severe rent burden: 7.4

Population outlook (Marshall County) Hauer SSP2

• Today (2025): 30,387 people
• By 2030: 29,242 · -3.8%
• By 2040: 26,806 · -11.8%
• By 2050: 24,627 · -19.0%
• By 2075: 19,846 · -34.7%
• By 2100: 15,169 · -50.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Romanian 4% Iranian 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Marshall

• 2024 margin: Solid R (+50.0) · D 24.1% · R 74.1% · Other 1.8%
• 2008→2024 swing: -37.5pp toward R · 2008: -12.6pp · 2024: -50.0pp
• All cycles: 2024: R+50.0 2020: R+49.6 2016: R+51.0 2012: R+28.6 2008: R+12.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -50.71%
• Current HPI: 153.9522
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+357.1% since first listed

8 events — show timeline

• 2026-05-28 Listed $160,000 WBOR
• 2026-04-02 Price Changed $155,000 WBOR
• 2025-12-08 Price Changed $165,000 WBOR
• 2025-11-14 Price Changed $175,000 WBOR
• 2002-04-29 Sold (MLS) $27,000 WBOR
• 2002-04-29 Sold (MLS) $27,000 WBOR
• 2001-06-12 Listed $35,000 WBOR
• 2001-06-12 Listed $35,000 WBOR

Property tax history

-5.0%/yr

Latest (2025): $216 · +6.2% YoY. Source: county tax records.