48 6th St · McMechen, WV 26038

$45,000

2 bd · 1.0 ba · 1,190 sqft · SingleFamily public records · 145 Days on market

Built 1920 3,485 sqft lot Est $69k · 35% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very nicely maintained, 2 bedroom, 1 story home with quick access to Rt. 2. Fenced yard and updated bath. Possible to finish a rec room in the basement.

Key facts

• Ranch style home
• Full-sized basement
• New windows

Tags

• RANCH STYLE HOME
• NEW WINDOWS
• FULL-SIZED BASEMENT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $496 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#159 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing 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: 17 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 $311 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 145 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $14k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $28k; list at $45k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 145 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 2.22% ✓
• Cap rate: 19.53%
• Cash-on-cash: 47.27%
• DSCR: 3.10
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $69,020
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
305 Logan St	0.19mi	2/1.0	1,262 (+6%)	4mo	$73,000	$58	78
1214 Garfield St	0.39mi	3/2.0 (+1)	1,184 (-0%)	6mo	$41,000	$35	67
1109 Garfield St	0.29mi	3/1.0 (+1)	1,346 (+13%)	8mo	$75,000	$56	53
1682 Marshall St	0.73mi	2/1.5	1,129 (-5%)	12mo	$80,000	$71	45

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: 44.6%
• Equity multiple: 2.93×
• Total profit: $24,322
• Equity at exit: $6,710

10-year hold

• IRR: 50.6%
• Equity multiple: 5.91×
• Total profit: $61,900
• Equity at exit: $3,891

Cash invested: $12,600 (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 26038

• Home prices YoY: -19.0%
• Active inventory: 17
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$39 /mo · $468/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $496

Break-even live

Break-even rent $372

Max offer price $45,000

Occupancy floor 45%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1113 Marshall St McMechen, WV	1.0	1.0	900	$1,000	$1.11	44d	1	0.30mi

Listing history 9 events

1. 2024-11-07
   status Pending
2. 2024-09-23
   price $45,000
3. 2024-08-28
   status Active
4. 2024-08-10
   status Pending
5. 2024-08-01
   price $50,000
6. 2024-05-20
   listed $59,000 Active
7. 2018-11-02
   soldstatus $28,500
8. 2018-10-31
   soldstatus $28,500 152-char remark

   Show marketing remark (152 chars)

   Very nicely maintained, 2 bedroom, 1 story home with quick access to Rt. 2. Fenced yard and updated bath. Possible to finish a rec room in the basement.

9. 2018-02-13
   listed $34,500 152-char remark

   Show marketing remark (152 chars)

   Very nicely maintained, 2 bedroom, 1 story home with quick access to Rt. 2. Fenced yard and updated bath. Possible to finish a rec room in the basement.

ⓘ 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: $468 · $39/mo
• Projected year-2 tax: $468 · $39/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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 18 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: $12,000
• − Mortgage interest: −$2,521
• − Property taxes: −$468
• − Insurance: −$225
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$1,309
• Taxable income: $5,558
• Est. tax owed @ 24.0%: −$1,334
• After-tax cash flow: $4,622/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: 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 — McMechen

• Score: 63/100
• State rank: #159
• US rank: #15224

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McMechen, WV
• City population: 1,855
• Population (ZIP): 2,926

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 (97%)
• Race & ethnicity: White 97% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Romanian 16% Serbian 8% Italian 4%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 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: ▼ -37.29%
• Current HPI: 158.8278
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+30.4% since first listed

9 events — show timeline

• 2024-11-07 Pending — WBOR
• 2024-09-23 Price Changed $45,000 WBOR
• 2024-08-28 Relisted — WBOR
• 2024-08-10 Pending — WBOR
• 2024-08-01 Price Changed $50,000 WBOR
• 2024-05-20 Listed $59,000 WBOR
• 2018-11-02 Sold (Public Records) $28,500 Public Records
• 2018-10-31 Sold (MLS) $28,500 WBOR
• 2018-02-13 Listed $34,500 WBOR

Property tax history

+3.1%/yr

Latest (2025): $468 · +11.6% YoY. Source: county tax records.