606 Ridge Ave · New Cumberland, WV 26047

$90,000

15 bd · 12.0 ba · 2,880 sqft · MultiFamily · 326 Days on market

Built 1920 3,598 sqft lot ↓ 35% 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
• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Income-Generating 3-Unit Apartment Building & One Bedroom House! An exceptional investment opportunity awaits! This 3-unit apartment building, along with a one-bedroom house on the same property, offers a fantastic rental income potential in a highly convenient location. With long-term tenants already in place, this property provides steady cash flow. Features include: - * * 3-Unit Apartment Building * * : Spacious units, attracting quality tenants. - * * 1 bedroom house * * : Perfect for additional rental income or an on-site property manager. - * * Recent Renovations * * : A brand-new metal roof adds value and longevity to your investment. - * * Off-Street Parking * * : A

Key facts

• Recent renovations
• 1 bedroom house
• Off-street parking

Tags

• 3-UNIT APARTMENT BUILDING
• 1 BEDROOM HOUSE
• RECENT RENOVATIONS
• OFF-STREET PARKING
• TENANTS PAY ALL UTILITIES

Property features AI

Finance

• Other: No additional financial details provided
• Financial info: Property contains two buildings; Unit rents reported for some units (example: Apt B $450, Apt D $350); Some units indicated as leased
• HOA & community: No HOA information provided

Exterior

• Parking: Parking pad
• Security: No security features provided
• Utilities: Public water; Public sewer
• Home design: Two-story multifamily building; Total above-grade finished area noted (assessor source)
• Construction: Vinyl siding; Wood siding; Asphalt, fiberglass, and metal roofing
• Exterior features: Small lot (approx. 0.0826 acres)

Interior

• Kitchen: No specific kitchen appliance details provided
• Bedrooms: Four rental units: three one-bedroom units and one two-bedroom unit (units A–D)
• Flooring: No flooring details provided
• Bathrooms: Four full bathrooms (one per unit)
• Heating & cooling: Heating present; Baseboard heating; Electric heating; Forced air; Gas heating; Space heaters
• Interior features: Partial unfinished basement
• Laundry & utility: Tenants pay all utilities

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1.5-bath units multifamily listed at $90k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive. Per door: $539/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#45 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Hancock County Schools (urban): math 37% / reading 43% proficiency, ranked #7 of 55 in WV (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 25 active listings in the ZIP; 15 units permitted in Hancock County in 2024 (0 in 5+ unit buildings).
• At $2,835/mo this rent would consume 54% of the median local household income ($63k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $5k of equity ($622 loan paydown + $5k appreciation (5.4% local appreciation)).
• Hancock County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.4% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 326 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 326 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 1920 — 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: 3.15% ✓
• Cap rate: 27.86%
• Cash-on-cash: 77.03%
• DSCR: 4.43
• GRM: 2.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.37% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 83.4%
• Equity multiple: 5.99×
• Total profit: $125,753
• Equity at exit: $53,061

10-year hold

• IRR: 81.3%
• Equity multiple: 12.52×
• Total profit: $290,310
• Equity at exit: $93,326

Cash invested: $25,200 (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 26047

• Home prices YoY: 3.2%
• Active inventory: 25
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,835 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$595
• Net cashflow: $1,618

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 38%

Sensitivity live

Price	-10% $1,680	-5% $1,649	+0% $1,618	+5% $1,587	+10% $1,555
Rent	-10% $1,394	-5% $1,506	+0% $1,618	+5% $1,730	+10% $1,842
Rate	-1.0pp $1,663	-0.5pp $1,641	base $1,618	+0.5pp $1,594	+1.0pp $1,571

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1.5	$2,835
Total (3 units)			$2,835

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $90,000 Active 326 DOM
2. 2026-06-18
   days on market $90,000 Active 325 DOM
3. 2026-06-17
   days on market $90,000 Active 324 DOM
4. 2026-06-16
   days on market $90,000 Active 323 DOM
5. 2026-06-15
   days on market $90,000 Active 322 DOM
6. 2026-06-14
   days on market $90,000 Active 320 DOM
7. 2026-06-12
   days on market $90,000 Active 319 DOM
8. 2026-06-09
   days on market $90,000 Active 316 DOM
9. 2026-06-08
   days on market $90,000 Active 315 DOM
10. 2026-06-07
    days on market $90,000 Active 314 DOM
11. 2026-06-07
    days on market $90,000 Active 313 DOM
12. 2026-06-04
    days on market $90,000 Active 310 DOM
13. 2026-06-02
    days on market $90,000 Active 309 DOM
14. 2026-06-01
    days on market $90,000 Active 308 DOM
15. 2026-05-31
    days on market $90,000 Active 307 DOM
16. 2026-05-31
    days on market $90,000 Active 306 DOM
17. 2026-05-10
    price $90,000
18. 2026-04-13
    price $99,000
19. 2026-03-24
    price $105,000
20. 2026-03-15
    price $110,000
21. 2026-02-15
    price $120,000
22. 2025-11-01
    price $125,000
23. 2025-07-24
    listed $138,000 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 1/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥98°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,020
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$2,722
• − Management: −$2,722
• − Depreciation: −$2,618
• Taxable income: $19,117
• Est. tax owed @ 24.0%: −$4,588
• After-tax cash flow: $14,824/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: Hancock County Schools
• NCES district ID: 5400450
• Math proficiency: 37% ▼ -11.00%
• Reading proficiency: 43% ▼ -5.00%
• Median HH income: $39,803
• Composite: 33.5/100
• National rank: #5445
• State rank: #7 of 55 in WV

Livability — New Cumberland

• Score: 72/100
• State rank: #45
• US rank: #5823

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Cumberland, WV
• County: Hancock · 5,404 people
• Metro: Weirton-Steubenville, WV-OH
• Population (ZIP): 5,404
• Household income: $63,403
• Rent vs Own: 22.6% rent · 77.4% own
• Severe rent burden: 2.4

Population outlook (Hancock County) Hauer SSP2

• Today (2025): 28,704 people
• By 2030: 27,913 · -2.8%
• By 2040: 26,078 · -9.1%
• By 2050: 24,521 · -14.6%
• By 2075: 21,630 · -24.6%
• By 2100: 17,867 · -37.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Iranian 3% Slovak 2%
• Foreign-born: 0%

Political lean MEDSL · Hancock

• 2024 margin: Solid R (+46.8) · D 25.8% · R 72.6% · Other 1.6%
• 2008→2024 swing: -31.6pp toward R · 2008: -15.2pp · 2024: -46.8pp
• All cycles: 2024: R+46.8 2020: R+43.6 2016: R+44.5 2012: R+21.6 2008: R+15.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.37%
• Current HPI: 172.3905
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-34.8% since first listed

7 events — show timeline

• 2026-05-10 Price Changed $90,000 MLSNOW
• 2026-04-13 Price Changed $99,000 MLSNOW
• 2026-03-24 Price Changed $105,000 MLSNOW
• 2026-03-15 Price Changed $110,000 MLSNOW
• 2026-02-15 Price Changed $120,000 MLSNOW
• 2025-11-01 Price Changed $125,000 MLSNOW
• 2025-07-24 Listed $138,000 MLSNOW