124 Chestnut St · Weston, WV 26452

$165,000

6 bd · 3.0 ba · 4,192 sqft · MultiFamily · 103 Days on market

Built 1905 Fair condition 8,843 sqft lot ↓ 13% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.9/10.0

Multi-family units

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

Listing remarks

Unique 3-unit investment opportunity featuring a duplex plus an attached third rental. Units 124 and 126 form the main duplex, connected by a covered porch to a separate third unit facing State Street - creating a flexible multi-rental layout with strong income potential. Unit 124 offers a two-bedroom layout with an additional bonus room and 126 is a two-bedroom. Both units share backyard access. 124 was in the process of updates while 126 is being painted and will be ready to rent. The third unit is a cozy two-bedroom home with a spacious foyer, kitchen, living area, and full bath. This unit is currently tenant occupied. Property layout allows for separate living spaces while maintaining c

Key facts

• Backyard access
• 8,843 sq ft lot
• Community pool

Tags

• DUPLEX PLUS THIRD RENTAL
• FLEXIBLE MULTI-RENTAL LAYOUT
• STRONG INCOME POTENTIAL
• BACKYARD ACCESS
• SEPARATE LIVING SPACES
• EASY ACCESS TO TOWN AMENITIES

Property features AI

Finance

• Other: Property address: 124 Chestnut St, Weston, WV 26452
• Financial info: No investor-specific income or expense details provided
• HOA & community: Community amenities include golf, pool and tennis courts

Exterior

• Parking: On-street parking
• Security: No security features listed
• Utilities: Public water; Public sewer; Cable available
• Home design: Multi-family residential income property; 2-4 family (multi family); 2 stories
• Construction: Constructed with block, frame, stone and wood siding; Metal and shingle roof
• Exterior features: Balcony; Front porch; Sloped lot

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Three separate 2-bedroom units
• Flooring: Ceramic tile; Tile; Vinyl; Wood
• Bathrooms: Three full bathrooms
• Heating & cooling: Natural gas heating; Central air and window unit(s) for cooling
• Interior features: Crawl space basement; Ceramic tile, tile, vinyl and wood flooring
• Laundry & utility: No laundry or utility appliances listed

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/?-bath units multifamily listed at $165k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $684 ($8k/yr) — positive. Per door: $342/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $150k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 4.2% in Weston — 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 73/100 on livability (#38 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D-, commute F, employment F.
• Lewis County Schools (rural): math 19% / reading 27% proficiency, ranked #53 of 55 in WV (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Peterson-Central Elementary School (math 22% / reading 17%, grade F, #350 of 377 statewide, top 95%, 459 students, 0% FRL); Robert L. Bland Middle School (math 16% / reading 28%, grade F, #95 of 109 statewide, top 88%, 658 students, 0% FRL); Lewis County High School (math 12% / reading 37%, grade F, #91 of 110 statewide, top 85%, 756 students, 0% FRL) — zoned schools average 0% FRL vs 50% district-wide (50 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 37 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($1k loan paydown + $2k appreciation (1.2% local appreciation)).
• Lewis County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.2% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $150,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.40% ✓
• Cap rate: 11.27%
• Cash-on-cash: 17.76%
• DSCR: 1.79
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.2%
• Equity multiple: 2.04×
• Total profit: $48,065
• Equity at exit: $57,808

10-year hold

• IRR: 23.1%
• Equity multiple: 3.83×
• Total profit: $130,787
• Equity at exit: $77,978

Cash invested: $46,200 (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 26452

• Home prices YoY: 0.8%
• Active inventory: 37
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $2,309 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $684

Break-even live

Break-even rent $1,443

Max offer price $165,000

Occupancy floor 65%

Sensitivity live

Price	-10% $798	-5% $741	+0% $684	+5% $627	+10% $570
Rent	-10% $501	-5% $593	+0% $684	+5% $775	+10% $866
Rate	-1.0pp $767	-0.5pp $726	base $684	+0.5pp $641	+1.0pp $598

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	—	$2,310
Total (2 units)			$2,309

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $165,000 Active 103 DOM
2. 2026-06-21
   days on market $165,000 Active 102 DOM
3. 2026-06-18
   days on market $165,000 Active 100 DOM
4. 2026-06-17
   days on market $165,000 Active 99 DOM
5. 2026-06-16
   days on market $165,000 Active 98 DOM
6. 2026-06-15
   days on market $165,000 Active 97 DOM
7. 2026-06-15
   days on market $165,000 Active 96 DOM
8. 2026-06-13
   days on market $165,000 Active 95 DOM
9. 2026-06-12
   days on market $165,000 Active 94 DOM
10. 2026-06-09
    days on market $165,000 Active 91 DOM
11. 2026-06-08
    days on market $165,000 Active 90 DOM
12. 2026-06-08
    days on market $165,000 Active 89 DOM
13. 2026-06-07
    days on market $165,000 Active 88 DOM
14. 2026-06-04
    days on market $165,000 Active 86 DOM
15. 2026-06-03
    days on market $165,000 Active 85 DOM
16. 2026-06-02
    days on market $165,000 Active 84 DOM
17. 2026-06-01
    days on market $165,000 Active 83 DOM
18. 2026-05-31
    days on market $165,000 Active 82 DOM
19. 2026-04-23
    price $165,000
20. 2026-04-04
    price $180,000
21. 2026-03-10
    listed $190,000 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,708
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$2,217
• − Management: −$2,217
• − Depreciation: −$4,800
• Taxable income: $5,932
• Est. tax owed @ 24.0%: −$1,424
• After-tax cash flow: $6,782/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This multi-family property requires moderate renovations to improve its condition and appeal. Painting, updating fixtures, and flooring upgrades can significantly enhance its resale and rental value.

Repairs flagged

• Moderate Kitchen cabinets — Worn and dated appearance
• Moderate Bathroom fixtures — Worn and dated appearance
• Moderate Exterior siding — Weathered and could benefit from repainting
• Moderate Windows — Worn and could benefit from replacement or repair
• Moderate Flooring — Worn and could benefit from refinishing
• Moderate Paint — Faded and could benefit from fresh coats

Value-add opportunities

• Both Painting and updating fixtures in bathrooms — Fresh paint and updated fixtures can significantly improve the home's appearance and appeal to buyers/renters
• Both Refrishing hardwood floors — Refinished floors can enhance the home's value and appeal
• Both Repainting exterior siding and windows — Fresh paint can improve curb appeal and home value
• Both Upgrading HVAC and mechanical systems — Modern systems can improve comfort and energy efficiency, attracting more buyers/renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn and dated appearance	Moderate	$3,000–15,000
Bathroom fixtures · Worn and dated appearance	Moderate	$3,000–15,000
Exterior siding · Weathered and could benefit from repainting	Moderate	$3,000–15,000
Windows · Worn and could benefit from replacement or repair	Moderate	$3,000–15,000
Flooring · Worn and could benefit from refinishing	Moderate	$3,000–15,000
Paint · Faded and could benefit from fresh coats	Moderate	$3,000–15,000
Total estimated repair cost · 6 items		$18,000–90,000

Value-add ROI direction

• Both Painting and updating fixtures in bathrooms — Fresh paint and updated fixtures can significantly improve the home's appearance and appeal to buyers/renters ↑
• Both Refrishing hardwood floors — Refinished floors can enhance the home's value and appeal ↑
• Both Repainting exterior siding and windows — Fresh paint can improve curb appeal and home value ↑
• Both Upgrading HVAC and mechanical systems — Modern systems can improve comfort and energy efficiency, attracting more buyers/renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Lewis County Schools
• NCES district ID: 5400630
• Math proficiency: 19% ▼ -12.00%
• Reading proficiency: 27% ▼ -8.00%
• Median HH income: $36,146
• Composite: 19.05/100
• National rank: #8843
• State rank: #53 of 55 in WV

Livability — Weston

• Score: 73/100
• State rank: #38
• US rank: #5368

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Weston, WV
• Population (ZIP): 9,374

Population outlook (Lewis County) Hauer SSP2

• Today (2025): 16,382 people
• By 2030: 16,293 · -0.5%
• By 2040: 15,999 · -2.3%
• By 2050: 15,569 · -5.0%
• By 2075: 14,450 · -11.8%
• By 2100: 12,164 · -25.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Serbian 1% Iranian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Lewis

• 2024 margin: Solid R (+59.3) · D 19.5% · R 78.8% · Other 1.8%
• 2008→2024 swing: -25.6pp toward R · 2008: -33.7pp · 2024: -59.3pp
• All cycles: 2024: R+59.3 2020: R+56.9 2016: R+56.8 2012: R+42.1 2008: R+33.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.17%
• Current HPI: 144.3377
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-13.2% since first listed

3 events — show timeline

• 2026-04-23 Price Changed $165,000 NCWVREIN
• 2026-04-04 Price Changed $180,000 NCWVREIN
• 2026-03-10 Listed $190,000 NCWVREIN