325 Morgantown · Kingwood, WV 26537

$165,000

4 bd · 1.5 ba · 1,804 sqft · SingleFamily public records · 150 Days on market

Built 1900 0.39 ac lot Est $186k · 11% under

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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 +15.2/30.0
• ARV discount +12.5/15.0
• Appreciation +10.0/10.0
• DSCR +4.7/10.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Welcome home to small town life! This 4 bedroom historic home has had many updates over the years and features a large, fenced yard with mature landscaping and a spacious garden plot, and it also offers a detached garage with workshop.

Key facts

• Fenced area
• Large yard
• Classic woodwork

Tags

• HISTORIC HOME
• CLASSIC WOODWORK
• LUXURY VINYL PLANK FLOORING
• UPDATED ELECTRICAL SYSTEMS
• LARGE YARD
• FENCED AREA

Property features AI

Exterior

• Parking: Detached 1-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single family detached residence; 2 stories
• Construction: Aluminum siding, frame, and vinyl siding construction; Shingle roof
• Exterior features: Porch; Chain link fenced yard; Level lot

Interior

• Kitchen: Dishwasher; Refrigerator; Microwave; Range
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Baseboard heating; Window air conditioning unit(s)
• Interior features: Dishwasher, Refrigerator, Microwave, Range; Gas log fireplace; 10 total rooms; Basement with concrete partial finish, unfinished areas, and walk-out access

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $58 ($693/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (19.1% below list).
• Recommended offer: $133k (19.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#127 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: employment D, amenities F, commute F.
• Preston County Schools (rural): math 22% / reading 33% proficiency, ranked #39 of 55 in WV (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Kingwood Elementary (math 27% / reading 32%, grade F, #225 of 377 statewide, top 68%, 361 students, 0% FRL); Central Preston Middle School (math 19% / reading 42%, grade F, #57 of 109 statewide, top 52%, 322 students, 0% FRL); Preston High School (math 10% / reading 32%, grade F, #100 of 110 statewide, top 91%, 1,178 students, 0% FRL) — zoned schools average 0% FRL vs 43% district-wide (43 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 20 active listings in the ZIP; 2 units permitted in Preston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Preston County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $109k; list at $165k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $133,449 (19.1% below list)

Questions for the listing agent

1. It's been on market 150 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
6. 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.
7. 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.
8. 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: 0.81% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.50%
• DSCR: 1.07
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $185,812
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
325 Morgantown	0.00mi	4/1.5	1,804 (0%)	0mo	$150,000	$83	100
103 Highland Dr	0.25mi	3/1.5 (-1)	1,867 (+4%)	10mo	$142,000	$76	70
331 Morgantown St	0.05mi	3/1.0 (-1)	1,624 (-10%)	22mo	$100,000	$62	56
100 Brown Ave	0.59mi	3/1.0 (-1)	1,845 (+2%)	12mo	$205,000	$111	51
116 Hartman St	0.60mi	4/2.0	1,729 (-4%)	22mo	$180,000	$104	45
114 Beverly St	0.38mi	4/2.0	2,047 (+14%)	17mo	$210,000	$103	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.3%
• Equity multiple: 3.02×
• Total profit: $93,474
• Equity at exit: $148,645

10-year hold

• IRR: 22.3%
• Equity multiple: 6.89×
• Total profit: $272,237
• Equity at exit: $320,559

Cash invested: $46,200 (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 26537

• Home prices YoY: 6.4%
• Active inventory: 20
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,334 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$62 /mo · $749/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $58

Break-even live

Break-even rent $1,261

Max offer price $165,000

Occupancy floor 91%

Sensitivity live

Price	-10% $151	-5% $104	+0% $58	+5% $11	+10% $-36
Rent	-10% $-48	-5% $5	+0% $58	+5% $110	+10% $163
Rate	-1.0pp $141	-0.5pp $100	base $58	+0.5pp $15	+1.0pp $-28

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-09
   status $165,000 Pending 150 DOM
2. 2026-06-08
   days on market $165,000 Active Under Contract 150 DOM
3. 2026-06-07
   days on market $165,000 Active Under Contract 149 DOM
4. 2026-06-03
   days on market $165,000 Active Under Contract 145 DOM
5. 2026-06-02
   days on market $165,000 Active Under Contract 144 DOM
6. 2026-06-01
   days on market $165,000 Active Under Contract 143 DOM
7. 2026-05-31
   days on market $165,000 Active Under Contract 142 DOM
8. 2026-05-30
   days on market $165,000 Active Under Contract 141 DOM
9. 2026-04-09
   historical Active Under Contract
10. 2026-03-16
    price $165,000
11. 2026-02-03
    price $170,000
12. 2026-01-19
    price $175,000
13. 2026-01-09
    listed $180,000 Active
14. 2020-10-05
    soldstatus $109,000
15. 2020-09-30
    soldstatus $109,000 235-char remark

    Show marketing remark (235 chars)

    Welcome home to small town life! This 4 bedroom historic home has had many updates over the years and features a large, fenced yard with mature landscaping and a spacious garden plot, and it also offers a detached garage with workshop.

16. 2020-06-06
    listed $119,000 235-char remark

    Show marketing remark (235 chars)

    Welcome home to small town life! This 4 bedroom historic home has had many updates over the years and features a large, fenced yard with mature landscaping and a spacious garden plot, and it also offers a detached garage with workshop.

17. 1994-07-29
    soldstatus $38,000

ⓘ 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: $749 · $62/mo
• Projected year-2 tax: $974 · $81/mo
• Expected delta: +$224/yr (+$19/mo · 29.9%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 6 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,014
• − Mortgage interest: −$9,243
• − Property taxes: −$749
• − Insurance: −$825
• − Repairs & maintenance: −$1,281
• − Management: −$1,281
• − Depreciation: −$4,800
• Taxable loss: −$2,165
• Est. tax savings @ 24.0%: +$520
• After-tax cash flow: $1,213/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: Preston County Schools
• NCES district ID: 5401170
• Math proficiency: 22% ▼ -8.00%
• Reading proficiency: 33% ▼ -6.00%
• Median HH income: $43,997
• Composite: 23.51/100
• National rank: #7869
• State rank: #39 of 55 in WV

Livability — Kingwood

• Score: 65/100
• State rank: #127
• US rank: #13334

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kingwood, WV
• Population (ZIP): 5,392

Population outlook (Preston County) Hauer SSP2

• Today (2025): 33,786 people
• By 2030: 33,618 · -0.5%
• By 2040: 32,953 · -2.5%
• By 2050: 32,131 · -4.9%
• By 2075: 30,774 · -8.9%
• By 2100: 27,037 · -20.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Black 1%
• Common ancestry: Slovak 4% Romanian 3% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Other Indo-European 1%

Political lean MEDSL · Preston

• 2024 margin: Solid R (+57.0) · D 20.5% · R 77.5% · Other 2.1%
• 2008→2024 swing: -30.5pp toward R · 2008: -26.5pp · 2024: -57.0pp
• All cycles: 2024: R+57.0 2020: R+55.1 2016: R+55.8 2012: R+44.4 2008: R+26.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 15.65%
• Current HPI: 261.098
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+334.2% since first listed

9 events — show timeline

• 2026-04-09 Contingent — NCWVREIN
• 2026-03-16 Price Changed $165,000 NCWVREIN
• 2026-02-03 Price Changed $170,000 NCWVREIN
• 2026-01-19 Price Changed $175,000 NCWVREIN
• 2026-01-09 Listed $180,000 NCWVREIN
• 2020-10-05 Sold (Public Records) $109,000 Public Records
• 2020-09-30 Sold (MLS) $109,000 NCWVREIN
• 2020-06-06 Listed $119,000 NCWVREIN
• 1994-07-29 Sold (Public Records) $38,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $749 · -3.7% YoY. Source: county tax records.