510 11th St · Moundsville, WV 26041

$289,000

8 bd · 4.0 ba · 3,680 sqft · MultiFamily public records · 28 Days on market

Built 1900 6,970 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 +26.3/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Livability +3.3/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks MLS

4-Unit building with its own garage. Fully occupied and ready to go!

Key facts

• Moundsville location
• New mini-splits
• Multi-family

Tags

• MOUNDSVILLE LOCATION
• MULTI-FAMILY
• DETACHED GARAGE
• NUMEROUS UPDATES
• NEW MINI-SPLITS
• NEW WATER HEATER

Property features AI

Finance

• Financial info: Actual rents reported: one-bedroom units $800 and $850; two-bedroom units $900

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential income / Multi-family (multi-unit); 2 stories
• Construction: Vinyl siding
• Exterior features: Residential zoning; Lot approximately 0.16 acres

Interior

• Bedrooms: One-bedroom units (1 bed); Two-bedroom units (2 beds)
• Flooring: Carpet; Hardwood
• Bathrooms: One bathroom per unit
• Interior features: Electric water heater; Carpet and hardwood flooring

What this means for you Summary

Snapshot

• This is a 2×1bd/1.0ba + 2×2bd/1.0ba units multifamily listed at $289k.

Deal economics

• At list price, monthly cash flow is $690 ($8k/yr) — positive. Per door: $173/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $289k).
• Recommended offer: $285k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 4.7% in Moundsville — 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 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; 6 units permitted in Marshall County in 2024 (0 in 5+ unit buildings).
• At $3,409/mo this rent would consume 74% of the median local household income ($56k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 28 days — a 2% lower offer ($285k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $284,665 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.18% ✓
• Cap rate: 9.39%
• Cash-on-cash: 11.06%
• DSCR: 1.49
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -0.9%
• Equity multiple: 0.97×
• Total profit: $-2,803
• Equity at exit: $43,091

10-year hold

• IRR: 8.8%
• Equity multiple: 1.67×
• Total profit: $54,404
• Equity at exit: $24,987

Cash invested: $80,920 (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: 28.2×

Monthly cashflow live

• Estimated rent: $3,409 medium
• Mortgage (P&I): −$1,516
• Tax from tax record: −$311 /mo · $3,734/yr
• Insurance: −$120
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$716
• Net cashflow: $690

Break-even live

Break-even rent $2,535

Max offer price $289,000

Occupancy floor 75%

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

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$1,708
▸ 2× units	2	1	$1,700
Total (4 units)			$3,409

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $289,000 Active 28 DOM
2. 2026-06-18
   days on market $289,000 Active 27 DOM
3. 2026-06-17
   days on market $289,000 Active 26 DOM
4. 2026-06-16
   days on market $289,000 Active 25 DOM
5. 2026-06-15
   days on market $289,000 Active 24 DOM
6. 2026-06-14
   days on market $289,000 Active 22 DOM
7. 2026-06-12
   days on market $289,000 Active 21 DOM
8. 2026-06-09
   days on market $289,000 Active 18 DOM
9. 2026-06-08
   days on market $289,000 Active 17 DOM
10. 2026-06-07
    days on market $289,000 Active 16 DOM
11. 2026-06-02
    days on market $289,000 Active 11 DOM
12. 2026-06-01
    days on market $289,000 Active 10 DOM
13. 2026-05-31
    days on market $289,000 Active 9 DOM
14. 2026-05-30
    days on market $289,000 Active 8 DOM
15. 2026-05-21
    listed $289,000 Active
16. 2023-10-30
    soldstatus $257,500 68-char remark

    Show marketing remark (68 chars)

    4-Unit building with its own garage. Fully occupied and ready to go!

17. 2023-07-27
    listed $257,500 68-char remark

    Show marketing remark (68 chars)

    4-Unit building with its own garage. Fully occupied and ready to go!

ⓘ 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: $3,734 · $311/mo
• Projected year-2 tax: $3,734 · $311/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥99°F today · 21 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: $40,908
• − Mortgage interest: −$16,188
• − Property taxes: −$3,734
• − Insurance: −$2,112
• − Repairs & maintenance: −$3,273
• − Management: −$3,273
• − Depreciation: −$8,407
• Taxable income: $3,921
• Est. tax owed @ 24.0%: −$941
• After-tax cash flow: $7,344/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 — 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

+12.2% since first listed

3 events — show timeline

• 2026-05-21 Listed $289,000 WBOR
• 2023-10-30 Sold (MLS) $257,500 WBOR
• 2023-07-27 Listed $257,500 WBOR

Property tax history

+13.8%/yr

Latest (2025): $3,734 · +251.0% YoY. Source: county tax records.