444 Dorsey Ave · Morgantown, WV 26501

$160,000

6 bd · 3.0 ba · 2,794 sqft · MultiFamily public records · 216 Days on market

Built 1950 Fair condition $57/sqft · 52% below area ↓ 34% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.8/10.0
• Livability +4.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Seize this exceptional investment opportunity with a fully leased multi-unit property ideally located just minutes from downtown. This building features three spacious units, each offering convenient amenities and appliances, ensuring high tenant satisfaction and retention. Boasting a proven rental history and strong market demand, the property delivers reliable, consistent income—making it a smart addition to any real estate portfolio. Its prime location offers convenient access to public transportation, shopping, dining, and nearby parks, enhancing its attractiveness to quality tenants. Whether you're expanding your holdings or securing a income-producing asset, this turn-key property offers immediate cash flow and long-term growth potential. Don’t miss this opportunity to invest in dependable returns and lasting value. Seller needs 24-Hour Notice for showings.

Key facts

• Strong market demand
• Nearby parks
• Multi-unit property

Tags

• MULTI-UNIT PROPERTY
• PROVEN RENTAL HISTORY
• STRONG MARKET DEMAND
• PRIME LOCATION
• PUBLIC TRANSPORTATION ACCESS
• NEARBY PARKS

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath multifamily listed at $160k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.4% vs local median 3.4% in Morgantown — 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 84/100 on livability (#5 in WV, #674 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment D-.
• Monongalia County Schools (urban): math 45% / reading 53% proficiency, ranked #1 of 55 in WV (top 2%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mountainview Elementary School (math 43% / reading 43%, grade F, #86 of 377 statewide, top 23%, 703 students, 0% FRL); South Middle School (math 33% / reading 48%, grade F, #16 of 109 statewide, top 16%, 755 students, 0% FRL); Morgantown High School (math 49% / reading 73%, grade C+, #2 of 110 statewide, top 1%, 1,859 students, 0% FRL) — zoned schools average 0% FRL vs 32% district-wide (32 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+1.4%/yr); 169 active listings in the ZIP; 23 units permitted in Monongalia County in 2024 (15 in 5+ unit buildings).
• At $3,219/mo this rent would consume 61% of the median local household income ($64k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Monongalia County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 1.4% rent growth), your $45k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 216 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y 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.
• Current owner paid $101k; list at $160k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 216 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 2.01% ✓
• Cap rate: 17.43%
• Cash-on-cash: 39.77%
• DSCR: 2.77
• GRM: 4.1

CMA / ARV

• ARV (median comp): $331,513
• List price: $160,000
• Delta: -50.23%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
405 Forest Ave	1.02mi	6/4.0	2,679 (-4%)	17mo	$196,900	$73	40
313 Grand	0.57mi	6/4.0	3,084 (+10%)	14mo	$245,500	$80	40
629 Brockway Ave	1.00mi	7/3.0 (+1)	2,458 (-12%)	7mo	$180,000	$73	34
313 Kingwood	0.74mi	5/3.0 (-1)	3,211 (+15%)	12mo	$300,000	$93	25
210-212 Dewey	0.86mi	6/2.0	2,304 (-18%)	17mo	$145,000	$63	22

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 · 1.42% rent growth · sell at horizon

5-year hold

• IRR: 34.3%
• Equity multiple: 2.42×
• Total profit: $63,618
• Equity at exit: $23,857

10-year hold

• IRR: 40.4%
• Equity multiple: 4.51×
• Total profit: $157,216
• Equity at exit: $13,834

Cash invested: $44,800 (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 →

Active competition Active MLS

• For sale now: 1 active
• Median asking: $189,900 ($75/sqft)
• Median days on market: 33 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +57.3% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 26501

• Home prices YoY: -30.1%
• Rents YoY: 1.4%
• Active inventory: 169
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $3,219 high
• Mortgage (P&I): −$839
• Tax from tax record: −$153 /mo · $1,830/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$676
• Net cashflow: $1,485

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

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$3,219
Total (3 units)			$3,219

Break-even live

Break-even rent $1,340

Max offer price $160,000

Occupancy floor 49%

Sensitivity live

Price	-10% $1,575	-5% $1,530	+0% $1,485	+5% $1,439	+10% $1,394
Rent	-10% $1,230	-5% $1,358	+0% $1,485	+5% $1,612	+10% $1,739
Rate	-1.0pp $1,565	-0.5pp $1,525	base $1,485	+0.5pp $1,443	+1.0pp $1,401

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: $40,000
• Closing costs: $4,800
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
521 West Virginia Ave Morgantown, WV	2.0	1.0	2000	$1,050	$0.53	5d	1	0.09mi
496 Dorsey Ave Morgantown, WV	2.0	1.0	1400	$1,600	$1.14	3d	1	0.11mi
208 S High St Unit B Morgantown, WV	2.0	1.0	1200	$1,100	$0.92	5d	1	0.45mi
200 Gordon St Morgantown, WV	1.0	1.0	947	$800	$0.84	5d	1	0.54mi
300 Morgantown Ave Morgantown, WV	2.0	2.0	1000	$1,300	$1.30	2d	1	0.70mi
214 Wall St Morgantown, WV	1.0–2.0	1.0–2.0	1025	$1,000	$0.98	2d	3	0.93mi
32 1/2 Spring St Unit B Morgantown, WV	2.0	1.0	900	$995	$1.11	5d	1	0.96mi
1389 University Ave Unit 1204 Morgantown, WV	2.0	2.0	700	$1,030	$1.47	5d	1	1.01mi
390 Forest Ave Morgantown, WV	2.0–3.0	1.0	1000	$895	$0.90	5d	2	1.02mi
381 Forest Ave Unit D Morgantown, WV	2.0	1.0	750	$1,100	$1.47	5d	1	1.04mi
456 High St Morgantown, WV	2.0	1.5–2.0	—	$1,250	—	5d	2	1.04mi
3000 Kaustin Dr Morgantown, WV	2.0	2.0	—	$1,325	—	2d	1	1.06mi
475 Baird St Morgantown, WV	2.0	2.0	—	$625	—	5d	1	1.09mi
327 Willey St Morgantown, WV	2.0	1.0	700	$788	$1.12	5d	1	1.12mi
331 Willey St Morgantown, WV	1.0	1.0	—	$995	—	5d	1	1.14mi
604 Clinton Ave Morgantown, WV	1.0	1.0	800	$750	$0.94	5d	1	1.22mi
662 Spruce St Morgantown, WV	2.0	1.0	—	$1,200	—	5d	1	1.25mi
698 Willey St Morgantown, WV	2.0	1.0	—	$850	—	5d	1	1.27mi
500 Koehler Dr Morgantown, WV	2.0–4.0	2.0–4.0	1045	$429	$0.41	4d	23	1.37mi
52 Campus Dr Morgantown, WV	2.0–3.0	1.0–2.0	1050	$1,400	$1.33	5d	3	1.39mi
813 Louise Ave Unit B Morgantown, WV	2.0	1.0	1000	$1,200	$1.20	5d	1	1.40mi
301 1st St Unit A Morgantown, WV	2.0	1.0	1000	$1,500	$1.50	5d	1	1.45mi
2040 University Ave Morgantown, WV	2.0	1.0	800	$1,250	$1.56	5d	1	1.48mi

Property features AI

Finance

• Financial info: 3 total units

Exterior

• Parking: On-street parking
• Utilities: Public sewer
• Home design: Built in 1950Multiple family residence
• Construction: Aluminum sidingShingle roof
• Exterior features: Corner lotPorch

Interior

• Kitchen: RefrigeratorRange
• Bedrooms: 6 bedrooms
• Bathrooms: 3 full baths1 half bath
• Heating & cooling: Natural gas heating
• Interior features: RefrigeratorRangePartially finished basement with walk-out accessCommon area laundry
• Laundry & utility: Common area laundry

Listing history 50 events

1. 2026-09-24
   days on market $160,000 Active 216 DOM
2. 2026-09-22
   days on market $160,000 Active 215 DOM
3. 2026-09-21
   days on market $160,000 Active 214 DOM
4. 2026-09-20
   days on market $160,000 Active 213 DOM
5. 2026-09-18
   days on market $160,000 Active 211 DOM
6. 2026-09-17
   days on market $160,000 Active 210 DOM
7. 2026-09-16
   days on market $160,000 Active 209 DOM
8. 2026-09-15
   pricedays on market $160,000 Active 208 DOM
9. 2026-09-14
   days on market $165,000 Active 207 DOM
10. 2026-09-13
    days on market $165,000 Active 206 DOM
11. 2026-09-12
    days on market $165,000 Active 205 DOM
12. 2026-09-11
    days on market $165,000 Active 204 DOM
13. 2026-09-05
    days on market $165,000 Active 198 DOM
14. 2026-09-04
    days on market $165,000 Active 197 DOM
15. 2026-09-03
    statusdays on market $165,000 Active 196 DOM
16. 2026-09-02
    days on market $165,000 Active Under Contract 195 DOM
17. 2026-08-30
    days on market $165,000 Active Under Contract 192 DOM
18. 2026-08-29
    days on market $165,000 Active Under Contract 191 DOM
19. 2026-08-28
    days on market $165,000 Active Under Contract 190 DOM
20. 2026-08-27
    days on market $165,000 Active Under Contract 189 DOM
21. 2026-08-25
    days on market $165,000 Active Under Contract 187 DOM
22. 2026-08-24
    days on market $165,000 Active Under Contract 186 DOM
23. 2026-08-23
    days on market $165,000 Active Under Contract 185 DOM
24. 2026-08-22
    days on market $165,000 Active Under Contract 184 DOM
25. 2026-08-21
    days on market $165,000 Active Under Contract 183 DOM
26. 2026-08-20
    days on market $165,000 Active Under Contract 182 DOM
27. 2026-08-19
    days on market $165,000 Active Under Contract 181 DOM
28. 2026-08-18
    days on market $165,000 Active Under Contract 180 DOM
29. 2026-08-17
    days on market $165,000 Active Under Contract 179 DOM
30. 2026-08-16
    days on market $165,000 Active Under Contract 178 DOM
31. 2026-08-15
    days on market $165,000 Active Under Contract 177 DOM
32. 2026-08-14
    days on market $165,000 Active Under Contract 176 DOM
33. 2026-08-13
    days on market $165,000 Active Under Contract 175 DOM
34. 2026-08-12
    days on market $165,000 Active Under Contract 174 DOM
35. 2026-08-11
    days on market $165,000 Active Under Contract 173 DOM
36. 2026-08-10
    days on market $165,000 Active Under Contract 172 DOM
37. 2026-08-09
    days on market $165,000 Active Under Contract 171 DOM
38. 2026-08-08
    days on market $165,000 Active Under Contract 170 DOM
39. 2026-08-07
    days on market $165,000 Active Under Contract 169 DOM
40. 2026-08-06
    days on market $165,000 Active Under Contract 168 DOM
41. 2026-08-05
    days on market $165,000 Active Under Contract 167 DOM
42. 2026-08-04
    days on market $165,000 Active Under Contract 166 DOM
43. 2026-08-03
    days on market $165,000 Active Under Contract 165 DOM
44. 2026-07-31
    days on market $165,000 Active Under Contract 162 DOM
45. 2026-07-29
    days on market $165,000 Active Under Contract 160 DOM
46. 2026-07-27
    days on market $165,000 Active Under Contract 158 DOM
47. 2026-07-25
    days on market $165,000 Active Under Contract 156 DOM
48. 2026-07-24
    days on market $165,000 Active Under Contract 155 DOM
49. 2026-07-23
    days on market $165,000 Active Under Contract 154 DOM
50. 2026-07-22
    days on market $165,000 Active Under Contract 153 DOM

ⓘ 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: $1,830 · $153/mo
• Projected year-2 tax: $1,830 · $153/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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,628
• − Mortgage interest: −$8,962
• − Property taxes: −$1,830
• − Insurance: −$800
• − Repairs & maintenance: −$3,090
• − Management: −$3,090
• − Depreciation: −$4,655
• Taxable income: $16,200
• Est. tax owed @ 24.0%: −$3,888
• After-tax cash flow: $13,929/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 · 10 photos

Fair 45/100 Moderate rehab Est. rehab $69,850–$125,730 screening

This multi-family property requires significant repairs and maintenance, including painting, landscaping, and HVAC maintenance. Improvements in these areas will significantly enhance its resale and rental value.

Deferred maintenance Est. $10,000–$30,000 screening

• Major Roof (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — roof not visible

Repairs flagged

• Major Siding — Significant damage and wear visible on the exterior siding.
• Major Foundation — Significant damage and wear visible on the foundation.
• Major Roof — Significant damage and wear visible on the roof.

Value-add opportunities

• Both Painting the exterior and interior — Painting will improve the curb appeal and interior aesthetics, enhancing both resale and rental value. ↑
• Both Landscaping — Landscaping will improve the curb appeal and enhance the overall aesthetic of the property, attracting more tenants and buyers. ↑
• Rental HVAC maintenance — Maintaining the HVAC system will ensure the property is comfortable for tenants, reducing turnover and increasing rental income. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 48/100

Zoned Schools

Elementary Mountainview Elementary School F WV #86/377 Nat'l #17,525/41,679 Middle South Middle School F WV #16/109 Nat'l #5,872/14,009 High Morgantown High School C+ WV #2/110 Nat'l #3,443/17,239

Schools (NCES district)

• District: Monongalia County Schools
• NCES district ID: 5400930
• Math proficiency: 45% ▼ -5.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $43,820
• Composite: 41.34/100
• National rank: #3503
• State rank: #1 of 55 in WV

A Composite livability gradescore 84/100

Livability — Morgantown

• Score: 84/100
• State rank: #5
• US rank: #674

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Morgantown, WV
• County: Monongalia County · 122,188 people
• City population: 97,252
• Metro: Morgantown, WV
• Population (ZIP): 19,529
• Household income: $63,529
• Rent vs Own: 39.1% rent · 60.9% own
• Severe rent burden: 10% of renters

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Population outlook (Monongalia County) Hauer SSP2

• Today (2025): 122,188 people
• By 2030: 131,536 · +7.7%
• By 2040: 149,777 · +22.6%
• By 2050: 168,245 · +37.7%
• By 2075: 207,979 · +70.2%
• By 2100: 239,430 · +96.0%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Black 6% Two or more races 3% Hispanic / Latino 2% Asian 1%
• Common ancestry: Slovak 4% Italian 3% Romanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2%

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Political lean MEDSL · Monongalia

• 2024 margin: Toss-up / Even · D 46.5% · R 50.9% · Other 2.7%
• 2008→2024 swing: -8.2pp toward R · 2008: 3.9pp · 2024: -4.4pp
• All cycles: 2024: R+4.4 2020: R+1.2 2016: R+10.4 2012: R+9.7 2008: D+3.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -95.15%
• Current HPI: 220.911
• Rent YoY: ▲ 1.42%
• Metro: Morgantown, WV
• State GDP YoY: —
• F500 in state: 0

Property features AI

Finance

• Financial info: 3 total units

Exterior

• Parking: On-street parking
• Utilities: Public sewer
• Home design: Built in 1950Multiple family residence
• Construction: Aluminum sidingShingle roof
• Exterior features: Corner lotPorch

Interior

• Kitchen: RefrigeratorRange
• Bedrooms: 6 bedrooms
• Bathrooms: 3 full baths1 half bath
• Heating & cooling: Natural gas heating
• Interior features: RefrigeratorRangePartially finished basement with walk-out accessCommon area laundry
• Laundry & utility: Common area laundry

Price history

-34.0% since first listed

13 events — show timeline

• 2026-06-30 Listed — Greater Lansing AoR
• 2026-06-15 Contingent — NCWVREIN
• 2026-04-08 Relisted — NCWVREIN
• 2026-03-08 Contingent — NCWVREIN
• 2026-02-19 Listed $165,000 NCWVREIN
• 2026-02-19 Listed $165,000 Greater Lansing AoR
• 2025-10-06 Price Changed $179,900 NCWVREIN
• 2025-09-10 Price Changed $184,900 NCWVREIN
• 2025-01-29 Price Changed $189,900 NCWVREIN
• 2018-04-11 Sold (Public Records) $101,000 Public Records
• 2018-04-11 Sold (MLS) $101,000 NCWVREIN
• 2017-07-13 Listed $105,000 NCWVREIN
• 1998-03-16 Sold (Public Records) $250,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $1,830 · +0.2% YoY. Source: county tax records.