621 Hopkins Ave #6 · Danville, WV 25053

$125,000

3 bd · 1.5 ba · 1,232 sqft · Townhouse · 51 Days on market

Built 1980 Good condition 1,742 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 +15.6/30.0
• ARV discount +7.5/15.0
• Appreciation +6.4/10.0
• DSCR +4.8/10.0
• 1% rule +4.3/10.0
• Condition / age +4.0/5.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0

Listing remarks MLS

Investment potential! This all brick 3 bedroom townhome is located right in town close to all amenities & only 20 minutes form Charleston. The 1st floor has a nice size living room with a formal dining area & nice size galley kitchen. Bedroom and full bath are altogether on the 2nd floor for added convenience. It is in need of some work & renovations, but currently occupied, providing income. Equity opportunity w/ some elbow grease!!! Desirable end unit! Cash or conventional loans only.

Key facts

• Easy access
• New cabinets
• Updated bathrooms

Tags

• NEW CABINETS
• UPDATED BATHROOMS
• NEW COMPOSITE DECKING
• WALKING TRAILS
• EASY ACCESS

Property features AI

Finance

• Other: Residential townhouse property
• Financial info: Tax amount: $1,115
• HOA & community: Information not provided

Exterior

• Parking: Information not provided
• Security: Information not provided
• Utilities: Public water; Public sewer
• Home design: Townhouse; Two levels (2 stories)
• Construction: Brick construction; Composition/shingle roof; Built information not provided
• Exterior features: Deck; Porch

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Information not provided
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Insulated windows; 6 total rooms; No basement
• Laundry & utility: Information not provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $125k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $53 ($637/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (7.1% below list).
• Recommended offer: $116k (7.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#189 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Boone County Schools (rural): math 26% / reading 36% proficiency, ranked #26 of 55 in WV (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Madison Elementary (math 22% / reading 32%, grade F, #261 of 377 statewide, top 75%, 273 students, 0% FRL); Madison Middle School (math 18% / reading 30%, grade F, #89 of 109 statewide, top 82%, 442 students, 0% FRL); Scott High School (math 17% / reading 37%, grade F, #79 of 110 statewide, top 78%, 529 students, 0% FRL) — zoned schools average 0% FRL vs 43% district-wide (43 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 12 active listings in the ZIP; 4 units permitted in Boone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($864 loan paydown + $3k appreciation (2.7% local appreciation)).
• Boone County population projected at -34% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $24k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $59k; list at $125k implies a 111% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,063 (7.1% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.93% ✗
• Cap rate: 6.80%
• Cash-on-cash: 1.82%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.74% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.5%
• Equity multiple: 1.48×
• Total profit: $16,743
• Equity at exit: $54,384

10-year hold

• IRR: 11.2%
• Equity multiple: 2.63×
• Total profit: $57,060
• Equity at exit: $82,423

Cash invested: $35,000 (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 25053

• Home prices YoY: 2.1%
• Active inventory: 12
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,161 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $53

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 90%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $125,000 Active 51 DOM
2. 2026-06-17
   days on market $125,000 Active 50 DOM
3. 2026-06-16
   days on market $125,000 Active 49 DOM
4. 2026-06-15
   days on market $125,000 Active 48 DOM
5. 2026-06-15
   days on market $125,000 Active 47 DOM
6. 2026-06-13
   days on market $125,000 Active 46 DOM
7. 2026-06-12
   pricedays on market $125,000 Active 45 DOM
8. 2026-06-09
   days on market $129,000 Active 42 DOM
9. 2026-06-08
   days on market $129,000 Active 41 DOM
10. 2026-06-08
    days on market $129,000 Active 40 DOM
11. 2026-06-07
    days on market $129,000 Active 39 DOM
12. 2026-06-04
    days on market $129,000 Active 37 DOM
13. 2026-06-03
    days on market $129,000 Active 36 DOM
14. 2026-06-02
    days on market $129,000 Active 35 DOM
15. 2026-06-02
    price $129,000 Active 34 DOM
16. 2026-06-01
    days on market $139,000 Active 34 DOM
17. 2026-05-31
    days on market $139,000 Active 33 DOM
18. 2026-05-19
    price $139,000
19. 2026-04-28
    listed $149,000 Active
20. 2023-10-25
    soldstatus $59,330 509-char remark

    Show marketing remark (509 chars)

    Investment potential! This all brick 3 bedroom townhome is located right in town close to all amenities & only 20 minutes form Charleston. The 1st floor has a nice size living room with a formal dining area & nice size galley kitchen. Bedroom and full bath are altogether on the 2nd floor for added convenience. It is in need of some work & renovations, but currently occupied, providing income. Equity opportunity w/ some elbow grease!!! Desirable end unit! Cash or conventional loans only.

21. 2023-07-17
    listed $65,000 509-char remark

    Show marketing remark (509 chars)

    Investment potential! This all brick 3 bedroom townhome is located right in town close to all amenities & only 20 minutes form Charleston. The 1st floor has a nice size living room with a formal dining area & nice size galley kitchen. Bedroom and full bath are altogether on the 2nd floor for added convenience. It is in need of some work & renovations, but currently occupied, providing income. Equity opportunity w/ some elbow grease!!! Desirable end unit! Cash or conventional loans only.

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 21 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: $13,928
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,114
• − Management: −$1,114
• − Depreciation: −$3,636
• Taxable loss: −$1,439
• Est. tax savings @ 24.0%: +$345
• After-tax cash flow: $982/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

Good 80/100 Cosmetic rehab

This move-in ready townhouse features stylish updates throughout, including a modern kitchen and updated bathrooms, making it an attractive investment opportunity.

Value-add opportunities

• Both painting the exterior brick — enhances curb appeal and value
• Both replacing the air conditioning unit — improves comfort and energy efficiency
• Both replacing the composite deck — extends the life of the deck and improves curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Both painting the exterior brick — enhances curb appeal and value ↑
• Both replacing the air conditioning unit — improves comfort and energy efficiency ↑
• Both replacing the composite deck — extends the life of the deck and improves curb appeal ↑

ⓘ 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: Boone County Schools
• NCES district ID: 5400090
• Math proficiency: 26% ▼ -10.00%
• Reading proficiency: 36% ▼ -7.00%
• Median HH income: $39,554
• Composite: 26.0/100
• National rank: #7318
• State rank: #26 of 55 in WV

Livability — Danville

• Score: 62/100
• State rank: #189
• US rank: #17080

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Danville, WV
• Population (ZIP): 3,828

Population outlook (Boone County) Hauer SSP2

• Today (2025): 20,544 people
• By 2030: 19,019 · -7.4%
• By 2040: 16,026 · -22.0%
• By 2050: 13,482 · -34.4%
• By 2075: 8,854 · -56.9%
• By 2100: 6,046 · -70.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Italian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Boone

• 2024 margin: Solid R (+57.4) · D 20.1% · R 77.5% · Other 2.3%
• 2008→2024 swing: -68.1pp toward R · 2008: 10.7pp · 2024: -57.4pp
• All cycles: 2024: R+57.4 2020: R+53.0 2016: R+54.3 2012: R+31.3 2008: D+10.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.74%
• Current HPI: 132.9427
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+113.8% since first listed

4 events — show timeline

• 2026-05-19 Price Changed $139,000 KVBOR
• 2026-04-28 Listed $149,000 KVBOR
• 2023-10-25 Sold (MLS) $59,330 KVBOR
• 2023-07-17 Listed $65,000 KVBOR