163 Oak Ave · Moundsville, WV 26041

$139,900

2 bd · 1.0 ba · 1,500 sqft · MultiFamily · 78 Days on market

Built 1948 Fair condition 4,356 sqft lot ↓ 7% since listing

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.1/30.0
• Livability +3.3/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• 1% rule +1.4/10.0
• DSCR +0.5/10.0
• 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

This parcel contains two single family homes (163 Oak Ave and 163 Oak Ave Rear), each with 2 bedrooms and 1 bath. These homes are fully leased on an annual basis. Tenants are responsible for utilities. Updated kitchens and baths. French drains and sump pumps installed in the basements. All appliances could convey with the sale.

Key facts

• Renovated kitchens
• Renovated baths
• French drains

Tags

• RENOVATED KITCHENS
• RENOVATED BATHS
• FRENCH DRAINS
• SUMP PUMPS
• ELECTRICAL SERVICE

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Public water; Public sewer
• Home design: Single-family ranch (one story)
• Construction: Shingle roof
• Exterior features: Porch

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Ceiling fan cooling
• Interior features: Full basement with sump pump; 7 total rooms
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath multifamily listed at $140k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-315 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $94k (32.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $90k (36.0% below list).
• Recommended offer: $90k (36.0% below list) — sets the bar for 1% rule.

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; 1 comparable units currently listed for rent nearby; 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 $967 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,500 (36.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. 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.
11. 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.
12. 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: 0.64% ✗
• Cap rate: 4.06%
• Cash-on-cash: -7.96%
• DSCR: 0.65
• GRM: 13.0

CMA / ARV

• ARV (on-the-fly): $82,500
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1318-1320 North St	0.56mi	3/3.0 (+1)	1,488 (-1%)	13mo	$82,500	$55	49

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: -33.5%
• Equity multiple: -0.09×
• Total profit: $-42,704
• Equity at exit: $20,860

10-year hold

• IRR: -41.0%
• Equity multiple: -0.60×
• Total profit: $-62,852
• Equity at exit: $12,096

Cash invested: $39,172 (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: 13.0×

Monthly cashflow live

• Estimated rent: $895 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $-315

Break-even live

Break-even rent $1,294

Max offer price $94,274

Occupancy floor —

Sensitivity live

Price	-10% $-219	-5% $-267	+0% $-315	+5% $-364	+10% $-412
Rent	-10% $-386	-5% $-351	+0% $-315	+5% $-280	+10% $-245
Rate	-1.0pp $-245	-0.5pp $-280	base $-315	+0.5pp $-352	+1.0pp $-388

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
610 Washington Ave Unit 41 Glen Dale, WV	3.0	1.5	1800	$895	$0.50	45d	1	1.41mi

Listing history 18 events

1. 2026-06-19
   days on market $139,900 Active 78 DOM
2. 2026-06-18
   days on market $139,900 Active 77 DOM
3. 2026-06-17
   days on market $139,900 Active 76 DOM
4. 2026-06-16
   days on market $139,900 Active 75 DOM
5. 2026-06-15
   days on market $139,900 Active 74 DOM
6. 2026-06-14
   days on market $139,900 Active 72 DOM
7. 2026-06-12
   days on market $139,900 Active 71 DOM
8. 2026-06-09
   days on market $139,900 Active 68 DOM
9. 2026-06-08
   days on market $139,900 Active 67 DOM
10. 2026-06-07
    days on market $139,900 Active 66 DOM
11. 2026-06-02
    days on market $139,900 Active 61 DOM
12. 2026-06-01
    days on market $139,900 Active 60 DOM
13. 2026-05-31
    days on market $139,900 Active 59 DOM
14. 2026-05-30
    days on market $139,900 Active 58 DOM
15. 2026-05-19
    price $139,900

    Show marketing remark (329 chars)

    This parcel contains two single family homes (163 Oak Ave and 163 Oak Ave Rear), each with 2 bedrooms and 1 bath. These homes are fully leased on an annual basis. Tenants are responsible for utilities. Updated kitchens and baths. French drains and sump pumps installed in the basements. All appliances could convey with the sale.

16. 2026-05-19
    price $139,900 329-char remark

    Show marketing remark (329 chars)

    This parcel contains two single family homes (163 Oak Ave and 163 Oak Ave Rear), each with 2 bedrooms and 1 bath. These homes are fully leased on an annual basis. Tenants are responsible for utilities. Updated kitchens and baths. French drains and sump pumps installed in the basements. All appliances could convey with the sale.

17. 2026-03-31
    listed $150,000 Active

    Show marketing remark (329 chars)

    This parcel contains two single family homes (163 Oak Ave and 163 Oak Ave Rear), each with 2 bedrooms and 1 bath. These homes are fully leased on an annual basis. Tenants are responsible for utilities. Updated kitchens and baths. French drains and sump pumps installed in the basements. All appliances could convey with the sale.

18. 2026-03-31
    listed $150,000 Active 329-char remark

    Show marketing remark (329 chars)

    This parcel contains two single family homes (163 Oak Ave and 163 Oak Ave Rear), each with 2 bedrooms and 1 bath. These homes are fully leased on an annual basis. Tenants are responsible for utilities. Updated kitchens and baths. French drains and sump pumps installed in the basements. All appliances could convey with the sale.

ⓘ 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 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,740
• − Mortgage interest: −$7,837
• − Property taxes: −$2,098
• − Insurance: −$1,366
• − Repairs & maintenance: −$859
• − Management: −$859
• − Depreciation: −$4,070
• Taxable loss: −$6,349
• Est. tax savings @ 24.0%: +$1,524
• After-tax cash flow: $-2,260/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 · 13 photos

Fair 45/100 Moderate rehab

This property requires moderate repairs and maintenance, including roof and exterior siding repairs, to improve its condition and increase its resale and rental value.

Repairs flagged

• Major roof — visible wear and tear
• Major exterior siding — visible wear and tear
• Major interior walls — paint appears worn

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value
• Both repair roof — improves structural integrity and resale value
• Both repair exterior siding — enhances curb appeal and resale value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · visible wear and tear	Major	$15,000–50,000
exterior siding · visible wear and tear	Major	$15,000–50,000
interior walls · paint appears worn	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both paint exterior — enhances curb appeal and resale value ↑
• Both repair roof — improves structural integrity and resale value ↑
• Both repair exterior siding — enhances curb appeal and resale value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• Census place: Moundsville, WV
• 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

-6.7% since first listed

4 events — show timeline

• 2026-05-19 Price Changed $139,900 WBOR
• 2026-05-19 Price Changed $139,900 WBOR
• 2026-03-31 Listed $150,000 WBOR
• 2026-03-31 Listed $150,000 WBOR