405 6th St · Fairmont, WV 26554

$169,000

4 bd · 1.5 ba · 2,037 sqft · SingleFamily public records · 30 Days on market

Built 1902 3,049 sqft lot Est $246k · 31% under

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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 +15.7/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• 1% rule +3.5/10.0
• Livability +3.5/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Immaculate 4 bedroom house that has been freshly painted, new carpet, windows, siding, kitchen with extra storage cabinets and outside entrance to small deck and level back yard. Just move-in and relax all the work has been completed. POSSIBLE USE for office. NOTE taxes are class 4. Duel stair case

Key facts

• Breakfast nook
• Manageable yard
• 9 foot ceilings

Tags

• 9 FOOT CEILINGS
• SUNLIT LIVING SPACES
• BREAKFAST NOOK
• TWO STAIRCASES
• FULL PERMANENT STAIR ATTIC
• MANAGEABLE YARD

Property features AI

Exterior

• Parking: Off-street parking; On-street parking
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence (detached); 2 stories
• Construction: Frame construction; Vinyl siding; Shingle roof; Concrete unfinished basement
• Exterior features: Deck; Porch; Level and sloped lot

Interior

• Kitchen: Refrigerator; Range
• Flooring: Ceramic tile; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air; Ceiling fan(s); Forced air heating; Natural gas heating
• Interior features: Entrance foyer; Pantry

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $73 ($875/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 $143k (15.2% below list).
• Recommended offer: $143k (15.2% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 4.3% in Fairmont — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 70/100 on livability (#64 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D, amenities F, commute F.
• Marion County Schools (town): math 30% / reading 43% proficiency, ranked #11 of 55 in WV (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Jayenne Elementary School (math 47% / reading 47%, grade D-, #63 of 377 statewide, top 18%, 300 students, 0% FRL); West Fairmont Middle School (math 27% / reading 41%, grade F, #36 of 109 statewide, top 35%, 629 students, 0% FRL); East Fairmont High School (math 27% / reading 52%, grade F, #21 of 110 statewide, top 26%, 689 students, 0% FRL) — zoned schools average 0% FRL vs 46% district-wide (46 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 151 active listings in the ZIP; 3 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $128k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1902 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $143,374 (15.2% below list)

Questions for the listing agent

1. Built in 1902 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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: 0.85% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.85%
• DSCR: 1.08
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $246,477
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
718 Walnut	0.19mi	3/1.5 (-1)	1,875 (-8%)	2mo	$220,752	$118	71
603 7th St	0.16mi	4/1.5	2,240 (+10%)	8mo	$25,000	$11	70
512 Walnut	0.10mi	5/2.0 (+1)	2,269 (+11%)	7mo	$200,000	$88	63
12 Outlook	0.42mi	4/1.0	1,835 (-10%)	2mo	$208,000	$113	60
1201 Peacock Ln	0.56mi	4/2.5	2,125 (+4%)	4mo	$292,000	$137	60
601 Benoni	0.18mi	3/2.5 (-1)	2,223 (+9%)	10mo	$295,000	$133	59
1112 Westmont Rd	0.71mi	3/2.0 (-1)	2,020 (-1%)	7mo	$208,000	$103	53
922 Henry Dr	0.61mi	3/2.5 (-1)	2,072 (+2%)	9mo	$250,000	$121	52
528 Newton St	0.74mi	3/1.5 (-1)	1,980 (-3%)	8mo	$249,900	$126	49
815 Fourth	0.33mi	5/3.0 (+1)	2,329 (+14%)	4mo	$227,000	$97	46
9 Greenwood Dr	0.67mi	4/2.5	2,200 (+8%)	8mo	$350,000	$159	45
936 Pine Hl	0.62mi	3/3.0 (-1)	1,854 (-9%)	7mo	$265,000	$143	39

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: -13.4%
• Equity multiple: 0.52×
• Total profit: $-22,785
• Equity at exit: $25,198

10-year hold

• IRR: -4.5%
• Equity multiple: 0.70×
• Total profit: $-14,042
• Equity at exit: $14,612

Cash invested: $47,320 (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 26554

• Home prices YoY: -11.3%
• Active inventory: 151
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,434 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$103 /mo · $1,237/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $73

Break-even live

Break-even rent $1,341

Max offer price $169,000

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $169,000 Active 30 DOM
2. 2026-06-18
   days on market $169,000 Active 29 DOM
3. 2026-06-17
   days on market $169,000 Active 28 DOM
4. 2026-06-16
   days on market $169,000 Active 27 DOM
5. 2026-06-15
   days on market $169,000 Active 26 DOM
6. 2026-06-14
   days on market $169,000 Active 24 DOM
7. 2026-06-13
   days on market $169,000 Active 23 DOM
8. 2026-06-10
   days on market $169,000 Active 21 DOM
9. 2026-06-09
   days on market $169,000 Active 20 DOM
10. 2026-06-08
    days on market $169,000 Active 19 DOM
11. 2026-06-07
    pricedays on market $169,000 Active 18 DOM
12. 2026-06-02
    days on market $179,000 Active 13 DOM
13. 2026-06-01
    days on market $179,000 Active 12 DOM
14. 2026-05-31
    days on market $179,000 Active 11 DOM
15. 2026-05-30
    days on market $179,000 Active 10 DOM
16. 2026-05-20
    listed $179,000 Active
17. 2020-11-25
    soldstatus $128,500
18. 2020-11-20
    soldstatus $128,500 301-char remark

    Show marketing remark (301 chars)

    Immaculate 4 bedroom house that has been freshly painted, new carpet, windows, siding, kitchen with extra storage cabinets and outside entrance to small deck and level back yard. Just move-in and relax all the work has been completed. POSSIBLE USE for office. NOTE taxes are class 4. Duel stair case

19. 2020-08-20
    listed $124,500 301-char remark

    Show marketing remark (301 chars)

    Immaculate 4 bedroom house that has been freshly painted, new carpet, windows, siding, kitchen with extra storage cabinets and outside entrance to small deck and level back yard. Just move-in and relax all the work has been completed. POSSIBLE USE for office. NOTE taxes are class 4. Duel stair case

20. 2017-03-31
    soldstatus $144,143
21. 2015-11-02
    soldstatus $145,000

ⓘ 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: $1,237 · $103/mo
• Projected year-2 tax: $1,237 · $103/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 5/10 Major 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,205
• − Mortgage interest: −$9,467
• − Property taxes: −$1,237
• − Insurance: −$845
• − Repairs & maintenance: −$1,376
• − Management: −$1,376
• − Depreciation: −$4,916
• Taxable loss: −$2,012
• Est. tax savings @ 24.0%: +$483
• After-tax cash flow: $1,358/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: Marion County Schools
• NCES district ID: 5400720
• Math proficiency: 30% ▼ -14.00%
• Reading proficiency: 43% ▼ -8.00%
• Median HH income: $42,195
• Composite: 30.8/100
• National rank: #6145
• State rank: #11 of 55 in WV

Livability — Fairmont

• Score: 70/100
• State rank: #64
• US rank: #8054

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairmont, WV
• Population (ZIP): 42,116

Population outlook (Marion County) Hauer SSP2

• Today (2025): 56,923 people
• By 2030: 56,850 · -0.1%
• By 2040: 56,469 · -0.8%
• By 2050: 56,027 · -1.6%
• By 2075: 55,509 · -2.5%
• By 2100: 51,082 · -10.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Black 3% Hispanic / Latino 2%
• Common ancestry: Romanian 3% Slovak 2% Iranian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Marion

• 2024 margin: Solid R (+31.2) · D 33.2% · R 64.5% · Other 2.3%
• 2008→2024 swing: -31.7pp toward R · 2008: 0.5pp · 2024: -31.2pp
• All cycles: 2024: R+31.2 2020: R+28.7 2016: R+33.5 2012: R+14.4 2008: D+0.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -30.86%
• Current HPI: 240.9967
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+23.4% since first listed

6 events — show timeline

• 2026-05-20 Listed $179,000 NCWVREIN
• 2020-11-25 Sold (Public Records) $128,500 Public Records
• 2020-11-20 Sold (MLS) $128,500 NCWVREIN
• 2020-08-20 Listed $124,500 NCWVREIN
• 2017-03-31 Sold (Public Records) $144,143 Public Records
• 2015-11-02 Sold (Public Records) $145,000 Public Records

Property tax history

-2.1%/yr

Latest (2025): $1,237 · +4.6% YoY. Source: county tax records.