315 Grant St · Newell, WV 26050

$81,000

4 bd · 2.0 ba · 1,560 sqft · MultiFamily public records · 23 Days on market

Built 1945 3,301 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 +9.9/10.0
• ARV discount +7.5/15.0
• Schools +3.4/10.0
• Livability +3.0/5.0
• 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: 2 units. confirmed

Listing remarks

Brick building, up and down duplex. Both 2 bedroom units. Solid building, central location. Large yard goes with downstairs apartment. Nice size rooms, hardwood flooring in much of the space.

Key facts

• Hardwood flooring
• Central location
• Large yard

Tags

• CENTRAL LOCATION
• LARGE YARD
• HARDWOOD FLOORING

Property features AI

Exterior

• Parking: Alley access; On-street parking
• Utilities: Public water; Public sewer
• Home design: Brick construction; Shingle roof; 2 stories; Above-grade finished living area approximately 1,560
• Construction: Brick exterior; Shingle roof; Year built per assessor
• Exterior features: Public water; Public sewer

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas heating
• Interior features: Total of 10 rooms; 2-story layout

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $81k.

Deal economics

• At list price, monthly cash flow is $620 ($7k/yr) — positive. Per door: $310/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $81k).
• Recommended offer: $80k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#213 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: health & safety C-, schools F, amenities 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: 5 active listings in the ZIP; 15 units permitted in Hancock County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($560 loan paydown + $8k appreciation (9.8% 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 (9.8% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,785 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 1.76% ✓
• Cap rate: 15.47%
• Cash-on-cash: 32.79%
• DSCR: 2.46
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.77% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 49.0%
• Equity multiple: 4.63×
• Total profit: $82,292
• Equity at exit: $71,608

10-year hold

• IRR: 42.9%
• Equity multiple: 10.30×
• Total profit: $210,943
• Equity at exit: $152,997

Cash invested: $22,680 (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 26050

• Home prices YoY: 6.4%
• Active inventory: 5
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,425 medium
• Mortgage (P&I): −$425
• Tax from tax record: −$48 /mo · $570/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $620

Break-even live

Break-even rent $641

Max offer price $81,000

Occupancy floor 52%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,424
Total (2 units)			$1,425

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: $20,250
• Closing costs: $2,430
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $81,000 Active 23 DOM
2. 2026-06-18
   days on market $81,000 Active 22 DOM
3. 2026-06-17
   days on market $81,000 Active 21 DOM
4. 2026-06-16
   days on market $81,000 Active 20 DOM
5. 2026-06-15
   days on market $81,000 Active 19 DOM
6. 2026-06-14
   days on market $81,000 Active 17 DOM
7. 2026-06-12
   days on market $81,000 Active 16 DOM
8. 2026-06-09
   days on market $81,000 Active 13 DOM
9. 2026-06-08
   days on market $81,000 Active 12 DOM
10. 2026-06-07
    days on market $81,000 Active 11 DOM
11. 2026-06-07
    days on market $81,000 Active 10 DOM
12. 2026-06-04
    days on market $81,000 Active 7 DOM
13. 2026-06-02
    days on market $81,000 Active 6 DOM
14. 2026-06-01
    days on market $81,000 Active 5 DOM
15. 2026-05-31
    days on market $81,000 Active 4 DOM
16. 2026-05-31
    days on market $81,000 Active 3 DOM
17. 2026-05-27
    listed $81,000 Active
18. 2026-03-28
    historical
19. 2025-12-12
    price $81,000
20. 2025-06-27
    price $92,000
21. 2025-06-02
    price $114,900
22. 2025-03-27
    listed $125,000 Active

ⓘ 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: $570 · $48/mo
• Projected year-2 tax: $570 · $48/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 8 d/yr ≥97°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,100
• − Mortgage interest: −$4,537
• − Property taxes: −$570
• − Insurance: −$405
• − Repairs & maintenance: −$1,368
• − Management: −$1,368
• − Depreciation: −$2,356
• Taxable income: $6,495
• Est. tax owed @ 24.0%: −$1,559
• After-tax cash flow: $5,878/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 — Newell

• Score: 60/100
• State rank: #213
• US rank: #18588

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newell, WV
• Population (ZIP): 1,504

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 (95%)
• Race & ethnicity: White 95% Two or more races 3% Asian 2%
• Common ancestry: Italian 5% Serbian 3% Romanian 2%
• Foreign-born: 2%
• Languages at home: 98% English-only · Tagalog/Filipino 2%

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: ▲ 9.77%
• Current HPI: 161.7743
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-35.2% since first listed

6 events — show timeline

• 2026-05-27 Listed $81,000 MLSNOW
• 2026-03-28 Listing Removed — MLSNOW
• 2025-12-12 Price Changed $81,000 MLSNOW
• 2025-06-27 Price Changed $92,000 MLSNOW
• 2025-06-02 Price Changed $114,900 MLSNOW
• 2025-03-27 Listed $125,000 MLSNOW

Property tax history

+0.8%/yr

Latest (2025): $570 · +4.9% YoY. Source: county tax records.