346 Mcdowell St · Welch, WV 24801

$150,000

4 bd · 3.0 ba · 1,024 sqft · MultiFamily · 75 Days on market

Good condition ↓ 6% since listing

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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 +22.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +5.8/10.0
• Appreciation +4.2/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +1.6/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Great investment opportunity! This duplex offers 2 bedrooms and 1.5 baths in each unit and is perfect as a starter home with an income-producing property. Ideal for long-term rentals or Airbnb potential, with a convenient location close to town and the Hatfield-McCoy Trail. A great opportunity for investors or first-time buyers!

Key facts

• Convenient location
• Airbnb potential
• Long-term rentals

Tags

• INVESTMENT OPPORTUNITY
• INCOME-PRODUCING PROPERTY
• LONG-TERM RENTALS
• AIRBNB POTENTIAL
• CONVENIENT LOCATION

Property features AI

Finance

• Other: Zoning information available

Exterior

• Home design: Residential income property
• Construction: Shingle roof; Built area of approximately 2048
• Exterior features: Covered porch

Interior

• Flooring: Carpet; Hardwood
• Interior features: Carpet and hardwood flooring

What this means for you Summary

Snapshot

• This is a 2 × 2.0-bed/1.5-bath units multifamily listed at $150k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $185 ($2k/yr) — positive. Per door: $93/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#126 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: schools F, amenities F, commute F.
• Mcdowell County Schools (rural): math 14% / reading 28% proficiency, ranked #55 of 55 in WV (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 12 active listings in the ZIP; 7 units permitted in McDowell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.6%/yr); year-one equity from $1k of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• McDowell County population projected at -48% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $141,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.08% ✓
• Cap rate: 8.22%
• Cash-on-cash: 6.88%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.61% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.0%
• Equity multiple: 0.92×
• Total profit: $-3,501
• Equity at exit: $31,883

10-year hold

• IRR: 5.5%
• Equity multiple: 1.49×
• Total profit: $20,526
• Equity at exit: $29,920

Cash invested: $42,000 (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 24801

• Home prices YoY: -1.8%
• Active inventory: 12
• Price-to-rent: 15.5×

Monthly cashflow live

• Estimated rent: $1,617 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $185

Break-even live

Break-even rent $1,382

Max offer price $150,000

Occupancy floor 84%

Sensitivity live

Price	-10% $289	-5% $237	+0% $185	+5% $133	+10% $82
Rent	-10% $58	-5% $121	+0% $185	+5% $249	+10% $313
Rate	-1.0pp $261	-0.5pp $223	base $185	+0.5pp $146	+1.0pp $107

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

Units	Beds	Baths	Est. rent
▸ 2× units	2.0	1.5	$1,616
Total (2 units)			$1,617

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-19
   status Pending
2. 2026-05-07
   price $150,000
3. 2026-03-05
   listed $160,000 Active

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $19,404
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$1,416
• − Repairs & maintenance: −$1,552
• − Management: −$1,552
• − Depreciation: −$4,364
• Taxable loss: −$133
• Est. tax savings @ 24.0%: +$32
• After-tax cash flow: $2,255/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 · 14 photos

Good 75/100 Cosmetic rehab

This two-unit property is in good condition with some minor repairs needed, particularly in landscaping and painting. It offers a great investment opportunity with potential for increased value through updates.

Repairs flagged

• Minor Landscaping — The landscaping appears to be overgrown and in need of some trimming and maintenance.

Value-add opportunities

• Both Landscaping — A well-maintained landscape can improve the curb appeal and increase both resale and rental value.
• Both Painting — Painting the exterior can improve the curb appeal and increase both resale and rental value.
• Both HVAC maintenance — A well-maintained HVAC system can improve comfort and energy efficiency, increasing both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · The landscaping appears to be overgrown and in need of some trimming and maintenance.	Minor	$500–3,000
Total estimated repair cost · 1 items		$500–3,000

Value-add ROI direction

• Both Landscaping — A well-maintained landscape can improve the curb appeal and increase both resale and rental value. ↑
• Both Painting — Painting the exterior can improve the curb appeal and increase both resale and rental value. ↑
• Both HVAC maintenance — A well-maintained HVAC system can improve comfort and energy efficiency, increasing both resale and rental 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: Mcdowell County Schools
• NCES district ID: 5400810
• Math proficiency: 14% ▼ -8.00%
• Reading proficiency: 28% ▼ -6.00%
• Median HH income: $23,725
• Composite: 16.18/100
• National rank: #9229
• State rank: #55 of 55 in WV

Livability — Welch

• Score: 65/100
• State rank: #126
• US rank: #13064

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: Welch, WV
• City population: 5,107
• Population (ZIP): 5,107

Population outlook (McDowell County) Hauer SSP2

• Today (2025): 15,405 people
• By 2030: 13,475 · -12.5%
• By 2040: 10,266 · -33.4%
• By 2050: 7,970 · -48.3%
• By 2075: 5,023 · -67.4%
• By 2100: 3,714 · -75.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 20% Hispanic / Latino 6%
• Common ancestry: Iranian 5% Italian 4%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · McDowell

• 2024 margin: Solid R (+60.4) · D 19.1% · R 79.5% · Other 1.5%
• 2008→2024 swing: -68.9pp toward R · 2008: 8.5pp · 2024: -60.4pp
• All cycles: 2024: R+60.4 2020: R+58.5 2016: R+51.5 2012: R+30.1 2008: D+8.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.61%
• Current HPI: 88.0247
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-6.2% since first listed

3 events — show timeline

• 2026-05-19 Pending — GVBOR
• 2026-05-07 Price Changed $150,000 GVBOR
• 2026-03-05 Listed $160,000 GVBOR