121 & 123 4th Ave · St. Albans, WV 25177

$99,000

3 bd · 2.0 ba · 1,482 sqft · SingleFamily public records · 48 Days on market

Built 1920 6,098 sqft lot Est $162k · 39% 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 +28.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice duplex in Saint Albans! Eash side has 2 bedrooms and 1.5 baths. There is an additional 192 sqft building that is currently rented out as a guitar shop. Convenient corner lot with plenty of off-street parking.

Key facts

• Additional building
• Off-street parking
• Corner lot

Tags

• CORNER LOT
• OFF-STREET PARKING
• ADDITIONAL BUILDING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $331 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 4.9% in St. Albans — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Kanawha County Schools (suburban): math 29% / reading 40% proficiency, ranked #17 of 55 in WV (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Central Elementary School (math 22% / reading 27%, grade F, #287 of 377 statewide, top 85%, 333 students, 0% FRL); Hayes Middle School (math 24% / reading 39%, grade F, #52 of 109 statewide, top 49%, 436 students, 0% FRL); Saint Albans High School (math 32% / reading 57%, grade F, #11 of 110 statewide, top 11%, 993 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: 116 active listings in the ZIP; 103 units permitted in Kanawha County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Kanawha County population projected at -17% 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 $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 4y 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: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.25% ✓
• Cap rate: 10.30%
• Cash-on-cash: 14.32%
• DSCR: 1.64
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $161,538
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
409 5th Ave	0.19mi	3/2.0	1,573 (+6%)	12mo	$92,500	$59	71
1450 Sattes Cir	0.48mi	3/1.0	1,488 (+0%)	8mo	$156,000	$105	66
1018 Highland Dr	0.47mi	3/1.5	1,425 (-4%)	5mo	$165,000	$116	66
904 Lee St	0.69mi	3/1.5	1,470 (-1%)	1mo	$160,000	$109	64
1111 S B St	0.51mi	2/2.0 (-1)	1,558 (+5%)	3mo	$186,500	$120	61
816 7th Ave	0.50mi	3/1.0	1,408 (-5%)	7mo	$139,900	$99	58
311 Kanawha Ter	0.24mi	4/1.5 (+1)	1,688 (+14%)	3mo	$238,000	$141	56
434 Weimer Ave	0.50mi	4/1.5 (+1)	1,400 (-6%)	6mo	$73,500	$53	55
109 Hillside Dr	0.64mi	3/2.0	1,615 (+9%)	11mo	$197,500	$122	46
905 Park Street St	0.74mi	3/1.0	1,615 (+9%)	6mo	$175,000	$108	42
406 Kanawha St	0.67mi	3/2.0	1,300 (-12%)	12mo	$151,000	$116	38
221 Hillside Dr	0.64mi	3/1.0	1,288 (-13%)	9mo	$41,000	$32	37

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: 4.7%
• Equity multiple: 1.18×
• Total profit: $5,016
• Equity at exit: $14,761

10-year hold

• IRR: 14.1%
• Equity multiple: 2.14×
• Total profit: $31,473
• Equity at exit: $8,560

Cash invested: $27,720 (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 25177

• Home prices YoY: -16.6%
• Active inventory: 116
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,239 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$87 /mo · $1,048/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $331

Break-even live

Break-even rent $820

Max offer price $99,000

Occupancy floor 68%

Sensitivity live

Price	-10% $387	-5% $359	+0% $331	+5% $303	+10% $275
Rent	-10% $233	-5% $282	+0% $331	+5% $380	+10% $429
Rate	-1.0pp $381	-0.5pp $356	base $331	+0.5pp $305	+1.0pp $279

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-04-22
   status Pending 213-char remark

   Show marketing remark (213 chars)

   Nice duplex in Saint Albans! Eash side has 2 bedrooms and 1.5 baths. There is an additional 192 sqft building that is currently rented out as a guitar shop. Convenient corner lot with plenty of off-street parking.

2. 2026-04-22
   status Pending

   Show marketing remark (213 chars)

   Nice duplex in Saint Albans! Eash side has 2 bedrooms and 1.5 baths. There is an additional 192 sqft building that is currently rented out as a guitar shop. Convenient corner lot with plenty of off-street parking.

3. 2026-03-04
   listed $99,000 Active 213-char remark

   Show marketing remark (213 chars)

   Nice duplex in Saint Albans! Eash side has 2 bedrooms and 1.5 baths. There is an additional 192 sqft building that is currently rented out as a guitar shop. Convenient corner lot with plenty of off-street parking.

4. 2026-03-04
   listed $99,000 Active

   Show marketing remark (213 chars)

   Nice duplex in Saint Albans! Eash side has 2 bedrooms and 1.5 baths. There is an additional 192 sqft building that is currently rented out as a guitar shop. Convenient corner lot with plenty of off-street parking.

5. 2025-08-07
   listed $115,000 Active
6. 2025-06-17
   status Active
7. 2025-04-22
   status Pending
8. 2025-04-10
   price $120,000
9. 2025-03-14
   status Active
10. 2025-02-24
    status Pending
11. 2025-02-11
    price $125,000
12. 2025-01-09
    price $130,000
13. 2024-12-09
    price $135,000
14. 2024-09-24
    listed $140,000 Active
15. 2024-08-06
    price $140,000
16. 2024-08-06
    price $140,000
17. 2024-07-17
    price $146,000
18. 2024-07-17
    price $146,000
19. 2024-06-27
    price $147,000
20. 2024-06-27
    price $147,000
21. 2024-05-31
    listed $150,000 Active
22. 2024-05-31
    listed $150,000 Active
23. 2023-11-20
    listed $144,900
24. 2022-08-03
    listed $69,900

ⓘ 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: $1,048 · $87/mo
• Projected year-2 tax: $1,048 · $87/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $14,862
• − Mortgage interest: −$5,546
• − Property taxes: −$1,048
• − Insurance: −$495
• − Repairs & maintenance: −$1,189
• − Management: −$1,189
• − Depreciation: −$2,880
• Taxable income: $2,516
• Est. tax owed @ 24.0%: −$604
• After-tax cash flow: $3,364/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: Kanawha County Schools
• NCES district ID: 5400600
• Math proficiency: 29% ▼ -13.00%
• Reading proficiency: 40% ▼ -7.00%
• Median HH income: $44,329
• Composite: 29.35/100
• National rank: #6540
• State rank: #17 of 55 in WV

Livability — St. Albans

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Albans, WV
• City population: 23,211
• Population (ZIP): 23,211

Population outlook (Kanawha County) Hauer SSP2

• Today (2025): 178,946 people
• By 2030: 172,906 · -3.4%
• By 2040: 159,874 · -10.7%
• By 2050: 148,148 · -17.2%
• By 2075: 123,257 · -31.1%
• By 2100: 96,454 · -46.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 5% Black 5% Hispanic / Latino 1%
• Common ancestry: Serbian 2% Italian 2% Slovak 1%
• Foreign-born: 0%

Political lean MEDSL · Kanawha

• 2024 margin: R (+17.4) · D 40.2% · R 57.6% · Other 2.2%
• 2008→2024 swing: -17.0pp toward R · 2008: -0.4pp · 2024: -17.4pp
• All cycles: 2024: R+17.4 2020: R+14.7 2016: R+20.6 2012: R+11.9 2008: R+0.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -36.96%
• Current HPI: 185.502
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+41.6% since first listed

24 events — show timeline

• 2026-04-22 Pending — HBRMLS
• 2026-04-22 Pending — KVBOR
• 2026-03-04 Listed $99,000 KVBOR
• 2026-03-04 Listed $99,000 HBRMLS
• 2025-08-07 Listed $115,000 KVBOR
• 2025-06-17 Relisted — KVBOR
• 2025-04-22 Pending — KVBOR
• 2025-04-10 Price Changed $120,000 KVBOR
• 2025-03-14 Relisted — KVBOR
• 2025-02-24 Pending — KVBOR
• 2025-02-11 Price Changed $125,000 KVBOR
• 2025-01-09 Price Changed $130,000 KVBOR
• 2024-12-09 Price Changed $135,000 KVBOR
• 2024-09-24 Listed $140,000 KVBOR
• 2024-08-06 Price Changed $140,000 KVBOR
• 2024-08-06 Price Changed $140,000 AABOR
• 2024-07-17 Price Changed $146,000 KVBOR
• 2024-07-17 Price Changed $146,000 AABOR
• 2024-06-27 Price Changed $147,000 KVBOR
• 2024-06-27 Price Changed $147,000 AABOR
• 2024-05-31 Listed $150,000 AABOR
• 2024-05-31 Listed $150,000 KVBOR
• 2023-11-20 Listed $144,900 KVBOR
• 2022-08-03 Listed $69,900 KVBOR

Property tax history

+2.5%/yr

Latest (2025): $1,048 · +0.0% YoY. Source: county tax records.