1023 4th St · Montgomery, WV 25136

$115,000

4 bd · 2.0 ba · 1,508 sqft · SingleFamily public records · 30 Days on market

Built 1920 3,876 sqft lot

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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 +26.1/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Appreciation +4.7/10.0
• Schools +2.9/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to this well maintained, four bedroom, two full bath home, located in the heart of Montgomery, WV. This home offers ample space and a completely fenced in back yard for privacy. Slight river view from the front porch.

Key facts

• River view
• Fenced in back yard
• 3,876 sq ft lot

Tags

• FENCED IN BACK YARD
• RIVER VIEW

Property features AI

Exterior

• Parking: Open parking; No garage; Asphalt parking surface
• Utilities: Public water; Public sewer
• Home design: Residential property
• Construction: Brick construction; Shingle roof
• Exterior features: Covered patio/porch; Fenced yard; Level lot; Has a view

Interior

• Kitchen: Dishwasher; Cooktop; Refrigerator
• Bedrooms: 4 main-level bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air; Ceiling fan(s)
• Interior features: Eat-in kitchen; Ceiling fan(s); 7 total rooms; Crawl space basement
• Laundry & utility: Washer hookup on main level; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $235 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $113k (1.5% 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.
• 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: East Bank Middle School (math 21% / reading 29%, grade F, #81 of 109 statewide, top 76%, 254 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: 12 active listings in the ZIP; 103 units permitted in Kanawha County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $212 of equity ($795 loan paydown + $-583 appreciation (-0.5% local appreciation)).
• Kanawha County population projected at -17% 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 $32k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• 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 $113,275 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.10% ✓
• Cap rate: 9.32%
• Cash-on-cash: 10.83%
• DSCR: 1.48
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.51% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.0%
• Equity multiple: 1.28×
• Total profit: $8,887
• Equity at exit: $30,505

10-year hold

• IRR: 11.7%
• Equity multiple: 2.21×
• Total profit: $39,104
• Equity at exit: $34,438

Cash invested: $32,200 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,267 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$60 /mo · $715/yr
• Insurance: −$48
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $235

Break-even live

Break-even rent $970

Max offer price $115,000

Occupancy floor 76%

Sensitivity live

Price	-10% $300	-5% $267	+0% $235	+5% $202	+10% $170
Rent	-10% $135	-5% $185	+0% $235	+5% $285	+10% $335
Rate	-1.0pp $293	-0.5pp $264	base $235	+0.5pp $205	+1.0pp $175

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $115,000 Active 30 DOM
2. 2026-06-19
   days on market $115,000 Active 28 DOM
3. 2026-06-18
   days on market $115,000 Active 27 DOM
4. 2026-06-17
   days on market $115,000 Active 26 DOM
5. 2026-06-16
   days on market $115,000 Active 25 DOM
6. 2026-06-15
   days on market $115,000 Active 24 DOM
7. 2026-06-14
   days on market $115,000 Active 22 DOM
8. 2026-06-12
   pricedays on market $115,000 Active 21 DOM
9. 2026-06-09
   days on market $125,000 Active 18 DOM
10. 2026-06-08
    days on market $125,000 Active 17 DOM
11. 2026-06-07
    days on market $125,000 Active 16 DOM
12. 2026-06-05
    days on market $125,000 Active 13 DOM
13. 2026-06-03
    days on market $125,000 Active 12 DOM
14. 2026-06-02
    days on market $125,000 Active 11 DOM
15. 2026-06-01
    days on market $125,000 Active 10 DOM
16. 2026-05-31
    days on market $125,000 Active 9 DOM
17. 2026-05-30
    days on market $125,000 Active 8 DOM
18. 2026-05-22
    listed $125,000 Active
19. 2023-08-16
    soldstatus $85,000
20. 2023-08-14
    soldstatus $85,000
21. 2023-06-22
    listed $85,000
22. 2019-10-19
    listed $19,760
23. 2012-12-03
    soldstatus $60,000

ⓘ 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: $715 · $60/mo
• Projected year-2 tax: $715 · $60/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 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: $15,206
• − Mortgage interest: −$6,442
• − Property taxes: −$715
• − Insurance: −$1,242
• − Repairs & maintenance: −$1,216
• − Management: −$1,216
• − Depreciation: −$3,345
• Taxable income: $1,029
• Est. tax owed @ 24.0%: −$247
• After-tax cash flow: $2,572/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 — 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 (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 (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 · 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: ▼ -0.51%
• Current HPI: 130.7827
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+108.3% since first listed

6 events — show timeline

• 2026-05-22 Listed $125,000 BBOR
• 2023-08-16 Sold (Public Records) $85,000 Public Records
• 2023-08-14 Sold (MLS) $85,000 BBOR
• 2023-06-22 Listed $85,000 BBOR
• 2019-10-19 Listed $19,760 KVBOR
• 2012-12-03 Sold (Public Records) $60,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $715 · -36.1% YoY. Source: county tax records.