276 Frost Ln · Gallipolis Ferry, WV 25515

$139,900

4 bd · 2.0 ba · 1,680 sqft · MultiFamily public records · 166 Days on market

Built 1971 0.63 ac lot ↓ 7% since listing

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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 +29.4/30.0
• DSCR +10.0/10.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Multi-family units

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

Listing remarks MLS

DUPLEX - INCOME OPPORTUNITY WITH THIS SINGLE-STORY 1680SF DUPLEX, SITUATED ONLY 5–10 MINUTES FROM THE NUCOR STEEL MILL SITE ALONG WV ROUTE 2. EACH UNIT IS APPROXIMATELY 840 SF AND FEATURES 2 BEDROOMS AND 1 FULL BATH. THE PROPERTY HAS A SOLID RENTAL HISTORY WITH ONE LONG-TERM OWNER; HOWEVER, UNIT ONE HAS RECENTLY BEEN LEFT VACANT FOR SHOWINGS, WHILE UNIT TWO IS UNDER A ONE-YEAR LEASE TERM. BOTH UNITS ARE MIRROR IMAGES OF ONE ANOTHER AND ALL PHOTOS SHOWN ARE OF UNIT ONE. UNIT TWO IS SUBJECT TO TENANT RIGHTS AND MAY BE ACCESSED UPON OFFER ACCEPTANCE. CURRENT RENTS ARE BELOW MARKET, CREATING A STRONG INVESTMENT OPPORTUNITY WITH UPSIDE POTENTIAL, WHILE ONE UNIT PROVIDES INCOME FROM DAY ONE. POSITIONED ON A LARGER LOT MEASURING APPROXIMATELY 230X105, THE PROPERTY SIZE/LAYOUT MAY ALSO ALLOW FOR ADDITIONAL INCOME OPPORTUNITY. LANDLORD/OWNER PAYS TRASH. TENANTS PAY WATER/ELECTRIC WITH EACH UNIT HAVING SEPARATE METERS.

Key facts

• Larger lot
• Separate meters
• 0.63 acre lot

Tags

• LARGER LOT
• SEPARATE METERS

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $140k.

Deal economics

• At list price, monthly cash flow is $494 ($6k/yr) — positive. Per door: $247/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#218 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: employment D+, schools F, amenities F.
• Mason County Schools (town): math 20% / reading 33% proficiency, ranked #44 of 55 in WV (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 11 active listings in the ZIP; 3 units permitted in Mason County in 2024 (0 in 5+ unit buildings).
• This rent runs 45% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $8k of equity ($967 loan paydown + $7k appreciation (5.3% local appreciation)).
• Mason County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.3% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, 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 166 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Recommended offer $123,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 166 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.23% ✓
• Cap rate: 10.53%
• Cash-on-cash: 15.15%
• DSCR: 1.67
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.27% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.5%
• Equity multiple: 2.68×
• Total profit: $65,848
• Equity at exit: $81,560

10-year hold

• IRR: 25.3%
• Equity multiple: 5.36×
• Total profit: $170,816
• Equity at exit: $142,685

Cash invested: $39,172 (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 25515

• Home prices YoY: 3.2%
• Active inventory: 11
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $1,722 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$74 /mo · $887/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $494

Break-even live

Break-even rent $1,096

Max offer price $139,900

Occupancy floor 66%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,722
Total (2 units)			$1,722

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $139,900 Active 166 DOM
2. 2026-06-18
   days on market $139,900 Active 165 DOM
3. 2026-06-17
   days on market $139,900 Active 164 DOM
4. 2026-06-16
   days on market $139,900 Active 163 DOM
5. 2026-06-15
   days on market $139,900 Active 162 DOM
6. 2026-06-14
   days on market $139,900 Active 160 DOM
7. 2026-06-12
   days on market $139,900 Active 159 DOM
8. 2026-06-09
   days on market $139,900 Active 156 DOM
9. 2026-06-08
   days on market $139,900 Active 155 DOM
10. 2026-06-07
    days on market $139,900 Active 154 DOM
11. 2026-06-05
    days on market $139,900 Active 151 DOM
12. 2026-06-03
    days on market $139,900 Active 150 DOM
13. 2026-06-02
    days on market $139,900 Active 149 DOM
14. 2026-06-01
    days on market $139,900 Active 148 DOM
15. 2026-05-31
    days on market $139,900 Active 147 DOM
16. 2026-05-30
    days on market $139,900 Active 146 DOM
17. 2026-03-12
    price $139,900 928-char remark

    Show marketing remark (928 chars)

    DUPLEX - INCOME OPPORTUNITY WITH THIS SINGLE-STORY 1680SF DUPLEX, SITUATED ONLY 5–10 MINUTES FROM THE NUCOR STEEL MILL SITE ALONG WV ROUTE 2. EACH UNIT IS APPROXIMATELY 840 SF AND FEATURES 2 BEDROOMS AND 1 FULL BATH. THE PROPERTY HAS A SOLID RENTAL HISTORY WITH ONE LONG-TERM OWNER; HOWEVER, UNIT ONE HAS RECENTLY BEEN LEFT VACANT FOR SHOWINGS, WHILE UNIT TWO IS UNDER A ONE-YEAR LEASE TERM. BOTH UNITS ARE MIRROR IMAGES OF ONE ANOTHER AND ALL PHOTOS SHOWN ARE OF UNIT ONE. UNIT TWO IS SUBJECT TO TENANT RIGHTS AND MAY BE ACCESSED UPON OFFER ACCEPTANCE. CURRENT RENTS ARE BELOW MARKET, CREATING A STRONG INVESTMENT OPPORTUNITY WITH UPSIDE POTENTIAL, WHILE ONE UNIT PROVIDES INCOME FROM DAY ONE. POSITIONED ON A LARGER LOT MEASURING APPROXIMATELY 230X105, THE PROPERTY SIZE/LAYOUT MAY ALSO ALLOW FOR ADDITIONAL INCOME OPPORTUNITY. LANDLORD/OWNER PAYS TRASH. TENANTS PAY WATER/ELECTRIC WITH EACH UNIT HAVING SEPARATE METERS.

18. 2026-01-04
    listed $150,000 Active 928-char remark

    Show marketing remark (928 chars)

    DUPLEX - INCOME OPPORTUNITY WITH THIS SINGLE-STORY 1680SF DUPLEX, SITUATED ONLY 5–10 MINUTES FROM THE NUCOR STEEL MILL SITE ALONG WV ROUTE 2. EACH UNIT IS APPROXIMATELY 840 SF AND FEATURES 2 BEDROOMS AND 1 FULL BATH. THE PROPERTY HAS A SOLID RENTAL HISTORY WITH ONE LONG-TERM OWNER; HOWEVER, UNIT ONE HAS RECENTLY BEEN LEFT VACANT FOR SHOWINGS, WHILE UNIT TWO IS UNDER A ONE-YEAR LEASE TERM. BOTH UNITS ARE MIRROR IMAGES OF ONE ANOTHER AND ALL PHOTOS SHOWN ARE OF UNIT ONE. UNIT TWO IS SUBJECT TO TENANT RIGHTS AND MAY BE ACCESSED UPON OFFER ACCEPTANCE. CURRENT RENTS ARE BELOW MARKET, CREATING A STRONG INVESTMENT OPPORTUNITY WITH UPSIDE POTENTIAL, WHILE ONE UNIT PROVIDES INCOME FROM DAY ONE. POSITIONED ON A LARGER LOT MEASURING APPROXIMATELY 230X105, THE PROPERTY SIZE/LAYOUT MAY ALSO ALLOW FOR ADDITIONAL INCOME OPPORTUNITY. LANDLORD/OWNER PAYS TRASH. TENANTS PAY WATER/ELECTRIC WITH EACH UNIT HAVING SEPARATE METERS.

ⓘ 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: $887 · $74/mo
• Projected year-2 tax: $887 · $74/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 18 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: $20,664
• − Mortgage interest: −$7,837
• − Property taxes: −$887
• − Insurance: −$700
• − Repairs & maintenance: −$1,653
• − Management: −$1,653
• − Depreciation: −$4,070
• Taxable income: $3,865
• Est. tax owed @ 24.0%: −$928
• After-tax cash flow: $5,006/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: Mason County Schools
• NCES district ID: 5400780
• Math proficiency: 20% ▼ -13.00%
• Reading proficiency: 33% ▼ -10.00%
• Median HH income: $37,623
• Composite: 22.07/100
• National rank: #8191
• State rank: #44 of 55 in WV

Livability — Gallipolis Ferry

• Score: 60/100
• State rank: #218
• US rank: #19161

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gallipolis Ferry, WV
• County: Mason · 14,594 people
• Population (ZIP): 2,319
• Household income: $46,237
• Rent vs Own: 12.6% rent · 87.4% own

Population outlook (Mason County) Hauer SSP2

• Today (2025): 26,174 people
• By 2030: 25,482 · -2.6%
• By 2040: 23,934 · -8.6%
• By 2050: 22,432 · -14.3%
• By 2075: 19,241 · -26.5%
• By 2100: 15,427 · -41.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 7% Asian 1%
• Common ancestry: Serbian 1% Iranian 1%

Political lean MEDSL · Mason

• 2024 margin: Solid R (+58.0) · D 20.0% · R 78.0% · Other 1.9%
• 2008→2024 swing: -45.1pp toward R · 2008: -12.9pp · 2024: -58.0pp
• All cycles: 2024: R+58.0 2020: R+53.2 2016: R+54.7 2012: R+20.3 2008: R+12.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.27%
• Current HPI: 167.135
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-6.7% since first listed

2 events — show timeline

• 2026-03-12 Price Changed $139,900 KVBOR
• 2026-01-04 Listed $150,000 KVBOR

Property tax history

+4.2%/yr

Latest (2025): $887 · +15.9% YoY. Source: county tax records.