619 4th Ave · Montgomery, WV 25136

$65,000

2 bd · 1.0 ba · 1,163 sqft · SingleFamily · 122 Days on market

3,920 sqft lot

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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 +4.7/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

Welcome to this quaint 2-bed 1-bath corner property home, offering comfort and opportunity. The hardwood floors beneath the carpet are ready to be revealed and restored to their original beauty. Perfect for investors, first-time home buyers, or those looking to downsize. This home offers solid potential with a manageable layout. Don't miss the chance to make it your own!

Key facts

• Manageable layout
• Hardwood floors
• Corner property

Tags

• HARDWOOD FLOORS
• CORNER PROPERTY
• MANAGEABLE LAYOUT

Property features AI

Finance

• Other: Property listed as residential single family

Exterior

• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; One story
• Construction: Frame construction; Plaster; Vinyl siding; Composition shingle roof
• Exterior features: Porch

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Total of 7 rooms (includes bedroom count within room total)
• Flooring: Carpet; Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Wall furnace; Window air conditioning units
• Interior features: Eat-in kitchen; Insulated windows; No basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($995 rent vs $65k).
• Recommended offer: $57k (12.0% 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 $119 of equity ($449 loan paydown + $-330 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 $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 8→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.53% ✓
• Cap rate: 12.52%
• Cash-on-cash: 22.22%
• DSCR: 1.99
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $22,097
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
123 5th Ave	0.49mi	3/1.5 (+1)	1,164 (+0%)	21mo	$22,000	$19	53

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: 16.3%
• Equity multiple: 1.76×
• Total profit: $13,853
• Equity at exit: $17,242

10-year hold

• IRR: 21.4%
• Equity multiple: 3.27×
• Total profit: $41,314
• Equity at exit: $19,465

Cash invested: $18,200 (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: 5.4×

Monthly cashflow live

• Estimated rent: $995 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $271

Break-even live

Break-even rent $653

Max offer price $65,000

Occupancy floor 68%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $65,000 Active 122 DOM
2. 2026-06-18
   days on market $65,000 Active 121 DOM
3. 2026-06-17
   days on market $65,000 Active 120 DOM
4. 2026-06-16
   days on market $65,000 Active 119 DOM
5. 2026-06-15
   days on market $65,000 Active 118 DOM
6. 2026-06-14
   days on market $65,000 Active 116 DOM
7. 2026-06-12
   days on market $65,000 Active 115 DOM
8. 2026-06-09
   days on market $65,000 Active 112 DOM
9. 2026-06-08
   days on market $65,000 Active 111 DOM
10. 2026-06-07
    days on market $65,000 Active 110 DOM
11. 2026-06-05
    days on market $65,000 Active 107 DOM
12. 2026-06-03
    days on market $65,000 Active 106 DOM
13. 2026-06-02
    days on market $65,000 Active 105 DOM
14. 2026-06-01
    days on market $65,000 Active 104 DOM
15. 2026-05-31
    days on market $65,000 Active 103 DOM
16. 2026-05-30
    days on market $65,000 Active 102 DOM
17. 2026-02-17
    listed $65,000 Active
18. 2025-05-30
    listed $65,000 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 (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 8 d/yr ≥98°F today · 23 d/yr by 30 yrs out
• 💨 Wind 2/10 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: $11,943
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$1,122
• − Repairs & maintenance: −$955
• − Management: −$955
• − Depreciation: −$1,891
• Taxable income: $2,402
• Est. tax owed @ 24.0%: −$577
• After-tax cash flow: $2,670/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

+0.0% since first listed

2 events — show timeline

• 2026-02-17 Listed $65,000 KVBOR
• 2025-05-30 Listed $65,000 KVBOR