Duplex with Private
For Sale
$399,000
6 Lincoln Heights, Alum Creek, WV 25003
ResidentialIncome, Alum Creek, WV
Property Size4,064 SF
Price / SF$98.18
Days on Market192
Property Features for 6 Lincoln Heights
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
6
Full bathrooms
4
Half bathrooms
2
Rooms
Bathroom 3, Bedroom 2, Bathroom 2, Bedroom 6, Bathroom 1, Bathroom 4, Bathroom 5, Bedroom 4, Bedroom 1, Bedroom 3, Bathroom 6, Bedroom 5
Parking features
Garage
Appliances
Dishwasher, Oven, Range, Refrigerator
Elementary school
Alum Creek
Middle school
Duval
High school
Lincoln County
Directions
US 119 S past Southridge to right on Childress Rd, go approx 5-6 miles to Alum Creek, right on Lincoln Heights immediately past Curry Bros Monuments. Immediate left, Duplex on the right.
Subdivision
Alum Creek
Standard status
Active
APN
09-0021-0054-0000-0000
Size
4,064 SF
Taxes and HOA fees
Tax Description
LT 52 LINCOLN HEIGHTS LOT 100X65X115X65
Tax Annual Amount
1086
Legal Description
LT 52 LINCOLN HEIGHTS LOT 100X65X115X65
Utilities
Sewer type
Septic Tank
Heating system
Heat Pump (Heating)
Cooling system
Central Air
Water source
Public
Amenities
upper level laundry room
private deck
Building Details
Year built
2007
Number of units
2
Flooring type
Hardwood, Carpet, Tile
Building materials
VinylSiding
Roof type
Shingle, Composition
Architectural style
Other
Listing Agency:
EXP REALTY, LLC
(877) 477-1901
Listed By:
Kimberly Jarrouj · License #0027638
(304) 415-7111
Added: Mar 18
Changed: Sep 15
Last Checked: Sep 25 at 1:06PM
MLS# 282458
Copyright © 2026 Kanawha Valley Board of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Built in 2007, this 4,064-square-foot duplex contains two residential units with hardwood flooring in the main living areas, carpeted bedrooms, and tiled bathrooms. Each side includes an open kitchen with an island, a separate dining area, large bedrooms and bathrooms, walk-in closets, an upper-level laundry room, and a private deck. One-car garages serve both units.
The property is located at 6 Lincoln Heights in Alum Creek, WV, approximately 10–15 minutes from Southridge Shopping complex. Improvements include vinyl siding, shingle and composition roofing, heat pump heating, central air, public water, and septic service. Appliances include dishwashers, ovens, ranges, and refrigerators.
The property is located at 6 Lincoln Heights in Alum Creek, WV, approximately 10–15 minutes from Southridge Shopping complex. Improvements include vinyl siding, shingle and composition roofing, heat pump heating, central air, public water, and septic service. Appliances include dishwashers, ovens, ranges, and refrigerators.
Key Highlights
- 4,064‑square‑foot duplex built in 2007
- Two units, each with a one‑car garage and private deck
- Open kitchens with islands and separate dining areas
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$27,798
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.97%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$555,960
$556.0K
Cap Rate 7%
$397,114
$397.1K
Cap Rate 9%
$308,867
$308.9K
Market Conditions
NOI Build-Up for 4,064 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$41.5K $10.20/SF
− Vacancy
−$1.7K −$0.43/SF
EGI
$39.7K $9.77/SF
− OpEx
−$11.9K −$2.93/SF
NOI
$27.8K $6.84/SF
Area
Kanawha County, WV
Vacancy
4.20%
Lease Rate
$10.20 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$555,960
Cap Rate 7%
$397,114
Cap Rate 9%
$308,867
Alternative Uses
Best Use
Multifamily LT 5
$397.1K
$347.5K – $463.3K
NOI $27,798 @ 7.0% cap · market cap 6.97%
Second Best
Apartment 5plus
$374.4K
$327.6K – $436.8K
NOI $26,205 @ 7.0% cap · market cap 6.57%
Theoretical Best
Office A
$896.2K
$784.2K – $1.05M
NOI $62,735 @ 7.0% cap · market cap 15.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
35
Businesses Nearby
Explore this area
Business Placement
Demographics for 25003, WV
2,272
Population
943
Households
2.4
Avg Household Size
45
Median Age
18%
College-Educated
89%
High-School Grad
37.2 sq mi
ZIP Area
61
Density / Sq Mi
$61,031
Median Household Income
$41,032
Median Earnings
$738
Median Rent
$106,200
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Two residential units offer separate garages, upper-level laundry, open kitchens, and private outdoor space.
Where is this duplex located?
The property is located at 6 Lincoln Heights Alum Creek, WV.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: 4,064‑square‑foot duplex built in 2007; Two units, each with a one‑car garage and private deck; Open kitchens with islands and separate dining areas
