1362 Bitonti St · Star City, WV 26505

$220,000

3 bd · 2.0 ba · 1,200 sqft · SingleFamily · 186 Days on market

Built 2026 0.25 ac lot $183/sqft · 14% below area Est $255k · 14% under

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Why this score? — see what drove the D- 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).

• ARV discount +13.6/15.0
• Cash flow +7.3/30.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home is has endless options. First home, student home, investment property. Dont miss out the location is prime! There are two houses both available for sale.

Key facts

• 0.25 acre lot
• Built 2026
• Listed 185 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-296 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $177k (19.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (29.6% below list).
• Recommended offer: $155k (29.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 80/100 on livability (#14 in WV, #1,862 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D-, amenities F.
• Monongalia County Schools (urban): math 45% / reading 53% proficiency, ranked #1 of 55 in WV (top 2%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.5%/yr); 119 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 23 units permitted in Monongalia County in 2024 (15 in 5+ unit buildings).
• This rent runs 41% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Monongalia County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 186 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.

Recommended offer $154,950 (29.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 186 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.70% ✗
• Cap rate: 4.68%
• Cash-on-cash: -5.77%
• DSCR: 0.74
• GRM: 11.8

CMA / ARV

• ARV (median comp): $254,587
• List price: $220,000
• Delta: -13.59%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
292 Lilly St	0.02mi	3/2.0	1,200 (0%)	4mo	$210,000	$175	95
1381 Randall St	0.05mi	2/2.5 (-1)	1,219 (+2%)	11mo	$212,500	$174	79
1321 Fairfield	0.30mi	3/2.0	1,305 (+9%)	2mo	$350,000	$268	69
3233 University Ave	0.38mi	3/2.0	1,150 (-4%)	8mo	$238,000	$207	68
464 Junior Ave	0.37mi	2/2.0 (-1)	1,179 (-2%)	13mo	$210,000	$178	64
424 Herman Ave	0.18mi	2/1.5 (-1)	1,082 (-10%)	7mo	$220,000	$203	62
536 Herman Ave	0.35mi	3/2.0	1,364 (+14%)	1mo	$266,000	$195	60
453 Mansfield Ave	0.20mi	3/2.0	1,366 (+14%)	9mo	$275,000	$201	60
469 Hillview Dr	0.67mi	3/1.5	1,144 (-5%)	13mo	$283,000	$247	48
528 Herman Ave	0.33mi	2/1.0 (-1)	1,088 (-9%)	15mo	$120,000	$110	47
275 Bertha Hl	0.73mi	3/2.0	1,045 (-13%)	1mo	$265,000	$254	44
2139 Main St	0.70mi	2/1.0 (-1)	1,026 (-14%)	12mo	$168,000	$164	24

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 · 5.46% rent growth · sell at horizon

5-year hold

• IRR: -23.5%
• Equity multiple: 0.18×
• Total profit: $-50,566
• Equity at exit: $32,803

10-year hold

• IRR: -12.8%
• Equity multiple: 0.17×
• Total profit: $-51,276
• Equity at exit: $19,022

Cash invested: $61,600 (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 26505

• Home prices YoY: -31.9%
• Rents YoY: 5.5%
• Active inventory: 119
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,550 medium
• Mortgage (P&I): −$1,154
• Tax est. 1.5%: −$275 /mo · $3,300/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $-296

Break-even live

Break-even rent $1,925

Max offer price $177,130

Occupancy floor —

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5000 Domain Dr Morgantown, WV	1.0–4.0	1.0–4.0	1046	$2,263	$2.16	43d	41	0.82mi

Listing history 19 events

1. 2026-06-19
   days on market $220,000 Active 186 DOM
2. 2026-06-18
   days on market $220,000 Active 185 DOM
3. 2026-06-17
   days on market $220,000 Active 184 DOM
4. 2026-06-16
   days on market $220,000 Active 183 DOM
5. 2026-06-15
   days on market $220,000 Active 182 DOM
6. 2026-06-14
   days on market $220,000 Active 180 DOM
7. 2026-06-13
   days on market $220,000 Active 179 DOM
8. 2026-06-10
   days on market $220,000 Active 177 DOM
9. 2026-06-09
   days on market $220,000 Active 176 DOM
10. 2026-06-08
    days on market $220,000 Active 175 DOM
11. 2026-06-07
    days on market $220,000 Active 174 DOM
12. 2026-06-05
    days on market $220,000 Active 171 DOM
13. 2026-06-03
    days on market $220,000 Active 170 DOM
14. 2026-06-02
    days on market $220,000 Active 169 DOM
15. 2026-06-01
    days on market $220,000 Active 168 DOM
16. 2026-05-31
    days on market $220,000 Active 167 DOM
17. 2026-05-30
    days on market $220,000 Active 166 DOM
18. 2026-05-15
    price $220,000 163-char remark

    Show marketing remark (163 chars)

    This home is has endless options. First home, student home, investment property. Dont miss out the location is prime! There are two houses both available for sale.

19. 2025-12-15
    listed $200,000 Active 163-char remark

    Show marketing remark (163 chars)

    This home is has endless options. First home, student home, investment property. Dont miss out the location is prime! There are two houses both available for sale.

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 19 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: $18,594
• − Mortgage interest: −$12,323
• − Property taxes: −$3,300
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,488
• − Management: −$1,488
• − Depreciation: −$6,400
• Taxable loss: −$7,504
• Est. tax savings @ 24.0%: +$1,801
• After-tax cash flow: $-1,754/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: Monongalia County Schools
• NCES district ID: 5400930
• Math proficiency: 45% ▼ -5.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $43,820
• Composite: 41.34/100
• National rank: #3503
• State rank: #1 of 55 in WV

Livability — Star City

• Score: 80/100
• State rank: #14
• US rank: #1862

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Star City, WV
• County: Monongalia County · 97,252 people
• Metro: Morgantown, WV
• Population (ZIP): 37,492
• Household income: $45,536
• Rent vs Own: 67.5% rent · 32.5% own
• Severe rent burden: 3256.0

Population outlook (Monongalia County) Hauer SSP2

• Today (2025): 122,188 people
• By 2030: 131,536 · +7.7%
• By 2040: 149,777 · +22.6%
• By 2050: 168,245 · +37.7%
• By 2075: 207,979 · +70.2%
• By 2100: 239,430 · +96.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Asian 6% Two or more races 5% Black 4% Hispanic / Latino 3%
• Common ancestry: Romanian 5% Slovak 3% Italian 2%
• Foreign-born: 10% · China, Canada, Vietnam
• Languages at home: 88% English-only · Arabic 3% Other Indo-European 2% Chinese 2%

Political lean MEDSL · Monongalia

• 2024 margin: Toss-up / Even · D 46.5% · R 50.9% · Other 2.7%
• 2008→2024 swing: -8.2pp toward R · 2008: 3.9pp · 2024: -4.4pp
• All cycles: 2024: R+4.4 2020: R+1.2 2016: R+10.4 2012: R+9.7 2008: D+3.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -100.05%
• Current HPI: 213.749
• Rent YoY: ▲ 5.46%
• Metro: Morgantown, WV
• State GDP YoY: —
• F500 in state: 0

Price history

+10.0% since first listed

2 events — show timeline

• 2026-05-15 Price Changed $220,000 NCWVREIN
• 2025-12-15 Listed $200,000 NCWVREIN