6 Oak Ave · Moundsville, WV 26041

$86,000

4 bd · 2.5 ba · 1,751 sqft · SingleFamily public records · 19 Days on market

Built 1911 4,792 sqft lot ↓ 46% since listing

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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 +27.1/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Livability +3.3/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 6 Oak Avenue, Moundsville, WV! This quaint and updated 2-bedroom home boasts a fresh, modern style throughout. Enjoy the clean, inviting interiors that make this house move-in ready. The property features a lovely fenced-in private backyard, perfect for relaxation or entertaining. Convenient parking is available around back. Don't miss the opportunity to make this charming home yours!

Key facts

• Move-in ready
• Convenient parking
• 4,792 sq ft lot

Tags

• FENCED-IN PRIVATE BACKYARD
• MOVE-IN READY
• CONVENIENT PARKING

Property features AI

Exterior

• Parking: Gravel parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family ranch; One story
• Construction: Vinyl siding
• Exterior features: Deck; Porch; Fenced yard; Shingle roof

Interior

• Kitchen: Range; Microwave; Refrigerator
• Bedrooms: Total of 5 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air; Ceiling fans
• Interior features: Full basement; Smoke detectors
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $86k.

Deal economics

• At list price, monthly cash flow is $244 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $86k).
• Recommended offer: $85k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.7% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $595 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 24y 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 1911 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,710 (1.5% below list)

Questions for the listing agent

1. Built in 1911 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.21% ✓
• Cap rate: 9.70%
• Cash-on-cash: 12.16%
• DSCR: 1.54
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $330,939
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
88 Emerson Rd	0.11mi	3/2.5 (-1)	1,725 (-2%)	21mo	$280,000	$162	70
112 Klug Ln	0.53mi	3/2.5 (-1)	1,918 (+10%)	1mo	$310,000	$162	54
51 Virginia Oaks Dr	0.16mi	3/2.5 (-1)	1,500 (-14%)	13mo	$470,000	$313	53
1593 Roberts Ridge Rd	0.67mi	3/1.5 (-1)	1,516 (-13%)	8mo	$287,000	$189	31

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: 1.8%
• Equity multiple: 1.07×
• Total profit: $1,616
• Equity at exit: $12,823

10-year hold

• IRR: 11.4%
• Equity multiple: 1.89×
• Total profit: $21,447
• Equity at exit: $7,436

Cash invested: $24,080 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,040 medium
• Mortgage (P&I): −$451
• Tax from tax record: −$90 /mo · $1,086/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $244

Break-even live

Break-even rent $731

Max offer price $86,000

Occupancy floor 72%

Sensitivity live

Price	-10% $293	-5% $268	+0% $244	+5% $220	+10% $195
Rent	-10% $162	-5% $203	+0% $244	+5% $285	+10% $326
Rate	-1.0pp $287	-0.5pp $266	base $244	+0.5pp $222	+1.0pp $199

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: $21,500
• Closing costs: $2,580
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-05-13
   status Pending
2. 2026-05-01
   status Active
3. 2026-03-16
   status Pending
4. 2026-02-13
   listed $86,000 Active
5. 2024-09-24
   soldstatus $83,000 Closed 398-char remark

   Show marketing remark (398 chars)

   Welcome to 6 Oak Avenue, Moundsville, WV! This quaint and updated 2-bedroom home boasts a fresh, modern style throughout. Enjoy the clean, inviting interiors that make this house move-in ready. The property features a lovely fenced-in private backyard, perfect for relaxation or entertaining. Convenient parking is available around back. Don't miss the opportunity to make this charming home yours!

6. 2024-07-18
   status Pending 398-char remark

   Show marketing remark (398 chars)

   Welcome to 6 Oak Avenue, Moundsville, WV! This quaint and updated 2-bedroom home boasts a fresh, modern style throughout. Enjoy the clean, inviting interiors that make this house move-in ready. The property features a lovely fenced-in private backyard, perfect for relaxation or entertaining. Convenient parking is available around back. Don't miss the opportunity to make this charming home yours!

7. 2024-07-10
   listed $75,000 Active 398-char remark

   Show marketing remark (398 chars)

   Welcome to 6 Oak Avenue, Moundsville, WV! This quaint and updated 2-bedroom home boasts a fresh, modern style throughout. Enjoy the clean, inviting interiors that make this house move-in ready. The property features a lovely fenced-in private backyard, perfect for relaxation or entertaining. Convenient parking is available around back. Don't miss the opportunity to make this charming home yours!

8. 2020-03-13
   soldstatus $27,000 298-char remark

   Show marketing remark (298 chars)

   Make your move before someone else does! This cozy ranch home is awaiting a new owner. This 2 bedroom 1 bath home offers a spacious eat in kitchen and fenced back yard. Call to schedule your showing! Property is lender-owned, is being sold 'as-is' and seller makes no representations or warranties.

9. 2020-02-10
   listed $25,000 298-char remark

   Show marketing remark (298 chars)

   Make your move before someone else does! This cozy ranch home is awaiting a new owner. This 2 bedroom 1 bath home offers a spacious eat in kitchen and fenced back yard. Call to schedule your showing! Property is lender-owned, is being sold 'as-is' and seller makes no representations or warranties.

10. 2014-09-05
    soldstatus $39,000
11. 2014-07-10
    listed $42,000
12. 2011-06-06
    soldstatus $120,750
13. 2010-10-28
    listed $140,900
14. 2003-06-26
    soldstatus $151,500
15. 2002-09-09
    listed $158,000

ⓘ 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: $1,086 · $90/mo
• Projected year-2 tax: $1,086 · $90/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 3/10 Moderate 7 d/yr ≥96°F today · 16 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: $12,477
• − Mortgage interest: −$4,817
• − Property taxes: −$1,086
• − Insurance: −$430
• − Repairs & maintenance: −$998
• − Management: −$998
• − Depreciation: −$2,502
• Taxable income: $1,646
• Est. tax owed @ 24.0%: −$395
• After-tax cash flow: $2,534/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

• 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

-45.6% since first listed

15 events — show timeline

• 2026-05-13 Pending — WBOR
• 2026-05-01 Relisted — WBOR
• 2026-03-16 Pending — WBOR
• 2026-02-13 Listed $86,000 WBOR
• 2024-09-24 Sold (MLS) $83,000 WBOR
• 2024-07-18 Pending — WBOR
• 2024-07-10 Listed $75,000 WBOR
• 2020-03-13 Sold (MLS) $27,000 WBOR
• 2020-02-10 Listed $25,000 WBOR
• 2014-09-05 Sold (MLS) $39,000 WBOR
• 2014-07-10 Listed $42,000 WBOR
• 2011-06-06 Sold (MLS) $120,750 WBOR
• 2010-10-28 Listed $140,900 WBOR
• 2003-06-26 Sold (MLS) $151,500 WBOR
• 2002-09-09 Listed $158,000 WBOR

Property tax history

+0.9%/yr

Latest (2025): $1,086 · +2.0% YoY. Source: county tax records.