442 Clinton Ave · Moundsville, WV 26041

$87,000

2 bd · 1.0 ba · 1,456 sqft · SingleFamily public records · 35 Days on market

Built 1910 4,008 sqft lot Est $143k · 39% under

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Why this score? — see what drove the B- 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 +26.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.1/10.0
• 1% rule +6.0/10.0
• 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

Listing remarks

Opportunity and upside on a well-established Moundsville street. With approximately 1,456sqft, this property offers more space and flexibility than you might expect, including multiple flex rooms off the kitchen that could serve as additional bedrooms, office space, or additional living area. Major improvements include updated baths, plumbing, upgraded electrical panel, some updated electrical, and French drains have already been completed within the last 10 years. The home also features a full basement, flat privacy-fenced yard, shed, and gated off-street parking. Exterior updates are still needed, but the potential is evident for an investor, renovation project, or portfolio addition.

Key facts

• Updated baths
• Full basement
• 4,008 sq ft lot

Tags

• UPDATED BATHS
• UPGRADED ELECTRICAL PANEL
• FULL BASEMENT
• FLAT PRIVACY-FENCED YARD
• GATED OFF-STREET PARKING

Property features AI

Exterior

• Security: Security system
• Utilities: Public water; Public sewer
• Home design: Single family residence (Traditional); 2 stories
• Construction: Wood siding; Shingle roof
• Exterior features: Porch; Fenced yard; Shed(s)

Interior

• Kitchen: Dishwasher; Range
• Bedrooms: Total of 7 rooms (bedroom count not specified)
• Flooring: Hardwood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Baseboard heating; Ceiling fan(s)
• Interior features: Dishwasher; Range; Electric water heater; Full basement; Security system
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $87k.

Deal economics

• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($958 rent vs $87k).
• Recommended offer: $84k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $601 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $14k; list at $87k implies a 544% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,390 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.10% ✓
• Cap rate: 9.52%
• Cash-on-cash: 11.53%
• DSCR: 1.51
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $142,688
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1417 3rd St	0.26mi	2/1.5	1,512 (+4%)	2mo	$125,000	$83	78
1502 8th St	0.16mi	3/1.0 (+1)	1,385 (-5%)	2mo	$101,000	$73	78
1705 Virginia St	0.28mi	3/1.5 (+1)	1,521 (+4%)	3mo	$80,000	$53	70
1404 9th St	0.24mi	2/1.5	1,260 (-14%)	1mo	$128,500	$102	64
1603 3rd St	0.21mi	3/1.0 (+1)	1,608 (+10%)	5mo	$175,000	$109	63
105 Cypress Ave	0.49mi	3/1.5 (+1)	1,496 (+3%)	3mo	$165,000	$110	63
117 Ash Ave	0.48mi	3/1.5 (+1)	1,392 (-4%)	3mo	$106,000	$76	61
2018 Jackson St	0.40mi	3/1.0 (+1)	1,296 (-11%)	1mo	$193,000	$149	57
2104 First St	0.64mi	3/2.0 (+1)	1,514 (+4%)	3mo	$148,000	$98	52
524 9th St	0.67mi	3/1.0 (+1)	1,374 (-6%)	3mo	$41,500	$30	52
1804 First St	0.57mi	3/1.0 (+1)	1,624 (+12%)	1mo	$124,000	$76	49
316 South Highland Ave	0.70mi	3/2.0 (+1)	1,312 (-10%)	2mo	$209,000	$159	40

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: 0.8%
• Equity multiple: 1.03×
• Total profit: $779
• Equity at exit: $12,972

10-year hold

• IRR: 10.4%
• Equity multiple: 1.81×
• Total profit: $19,742
• Equity at exit: $7,522

Cash invested: $24,360 (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: 7.6×

Monthly cashflow live

• Estimated rent: $958 medium
• Mortgage (P&I): −$456
• Tax from tax record: −$31 /mo · $366/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $234

Break-even live

Break-even rent $662

Max offer price $87,000

Occupancy floor 71%

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: $21,750
• Closing costs: $2,610
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $87,000 Active 35 DOM
2. 2026-06-18
   days on market $87,000 Active 34 DOM
3. 2026-06-17
   days on market $87,000 Active 33 DOM
4. 2026-06-16
   days on market $87,000 Active 32 DOM
5. 2026-06-15
   days on market $87,000 Active 31 DOM
6. 2026-06-14
   days on market $87,000 Active 29 DOM
7. 2026-06-12
   days on market $87,000 Active 28 DOM
8. 2026-06-09
   days on market $87,000 Active 25 DOM
9. 2026-06-08
   days on market $87,000 Active 24 DOM
10. 2026-06-07
    days on market $87,000 Active 23 DOM
11. 2026-06-02
    days on market $87,000 Active 18 DOM
12. 2026-06-01
    days on market $87,000 Active 17 DOM
13. 2026-05-31
    days on market $87,000 Active 16 DOM
14. 2026-05-30
    days on market $87,000 Active 15 DOM
15. 2026-05-15
    listed $87,000 Active
16. 2006-09-20
    soldstatus $13,500

ⓘ 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: $366 · $31/mo
• Projected year-2 tax: $513 · $43/mo
• Expected delta: +$147/yr (+$12/mo · 40.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 26% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 8 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,501
• − Mortgage interest: −$4,873
• − Property taxes: −$366
• − Insurance: −$435
• − Repairs & maintenance: −$920
• − Management: −$920
• − Depreciation: −$2,531
• Taxable income: $1,455
• Est. tax owed @ 24.0%: −$349
• After-tax cash flow: $2,460/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

+544.4% since first listed

2 events — show timeline

• 2026-05-15 Listed $87,000 WBOR
• 2006-09-20 Sold (Public Records) $13,500 Public Records

Property tax history

-0.4%/yr

Latest (2025): $366 · +2.6% YoY. Source: county tax records.