374 Limestone Rd · Clarksburg, WV 26301

$45,000

3 bd · 1.5 ba · 1,441 sqft · SingleFamily public records · 280 Days on market

Built 1925

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +3.4/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

3 br home with 1 full bath and 1 half bath. with large living area. All appliances stay. needs to be cash buyer or reno loan 203K or conventional loan Selling "as is. "

Key facts

• Built 1925
• Listed 279 days

Property features AI

Exterior

• Parking: No parking provided
• Utilities: Public water; Public sewer; Cable available
• Home design: Detached single-family residence; 2 stories
• Construction: Frame construction with wood siding; Shingle roof
• Exterior features: Deck; Sloped lot

Interior

• Kitchen: Range; Refrigerator; Dishwasher not listed
• Bedrooms: Total of 7 rooms (bedroom count not specified)
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (natural gas); Ceiling fan(s)
• Interior features: Gas log fireplace in the dining room; Crawl space basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $595 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 23.9% vs local median 6.8% in Clarksburg — 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 81/100 on livability (#11 in WV, #1,521 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities C-, crime D+, employment D-.
• Harrison County Schools (town): math 29% / reading 43% proficiency, ranked #12 of 55 in WV (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Salem Elementary (math 52% / reading 47%, grade D, #49 of 377 statewide, top 16%, 189 students, 0% FRL); Robert C Byrd High School (math 22% / reading 52%, grade F, #32 of 110 statewide, top 34%, 765 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: Rents rising (+3.6%/yr); 56 active listings in the ZIP; 84 units permitted in Harrison County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $311 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Harrison County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.6% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 280 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $37k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 280 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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.
9. 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.
10. 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: 2.60% ✓
• Cap rate: 23.92%
• Cash-on-cash: 62.96%
• DSCR: 3.80
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $158,510
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2073 Junkins	0.40mi	3/2.0	1,389 (-4%)	11mo	$180,000	$130	64
201 Winding	0.59mi	3/2.0	1,492 (+4%)	3mo	$164,000	$110	62
145 Winding Way	0.51mi	4/2.0 (+1)	1,512 (+5%)	12mo	$189,000	$125	51
205 Winding	0.59mi	3/2.0	1,401 (-3%)	22mo	$183,000	$131	47
108 Ashcraft	0.58mi	4/1.5 (+1)	1,225 (-15%)	3mo	$80,000	$65	40
96 Layfield Ln	0.33mi	2/1.0 (-1)	1,266 (-12%)	21mo	$78,000	$62	40
1115 Limestone Run	0.68mi	2/1.0 (-1)	1,288 (-11%)	11mo	$140,000	$109	34
207 1/2 N 24 St	0.65mi	3/2.5	1,305 (-9%)	22mo	$78,000	$60	32
8094 Hillcourt Ln	0.58mi	3/2.0	1,640 (+14%)	21mo	$284,000	$173	31

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 · 3.62% rent growth · sell at horizon

5-year hold

• IRR: 55.8%
• Equity multiple: 3.49×
• Total profit: $31,347
• Equity at exit: $6,710

10-year hold

• IRR: 61.0%
• Equity multiple: 7.29×
• Total profit: $79,241
• Equity at exit: $3,891

Cash invested: $12,600 (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 26301

• Home prices YoY: -26.4%
• Rents YoY: 3.6%
• Active inventory: 56
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,172 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$10 /mo · $117/yr
• Insurance: −$19
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $595

Break-even live

Break-even rent $419

Max offer price $45,000

Occupancy floor 44%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $45,000 Active 280 DOM
2. 2026-06-18
   days on market $45,000 Active 279 DOM
3. 2026-06-17
   days on market $45,000 Active 278 DOM
4. 2026-06-16
   days on market $45,000 Active 277 DOM
5. 2026-06-15
   days on market $45,000 Active 276 DOM
6. 2026-06-14
   days on market $45,000 Active 274 DOM
7. 2026-06-12
   statusdays on market $45,000 Active 273 DOM
8. 2026-06-09
   days on market $45,000 Active Under Contract 270 DOM
9. 2026-06-08
   days on market $45,000 Active Under Contract 269 DOM
10. 2026-06-07
    days on market $45,000 Active Under Contract 268 DOM
11. 2026-06-05
    days on market $45,000 Active Under Contract 265 DOM
12. 2026-06-03
    days on market $45,000 Active Under Contract 264 DOM
13. 2026-06-02
    days on market $45,000 Active Under Contract 263 DOM
14. 2026-06-01
    days on market $45,000 Active Under Contract 262 DOM
15. 2026-05-31
    days on market $45,000 Active Under Contract 261 DOM
16. 2026-05-30
    days on market $45,000 Active Under Contract 260 DOM
17. 2026-03-15
    historical Active Under Contract
18. 2025-11-13
    price $45,000
19. 2025-09-12
    listed $50,000 Active
20. 1998-01-29
    soldstatus $36,900

ⓘ 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: $117 · $10/mo
• Projected year-2 tax: $266 · $22/mo
• Expected delta: +$148/yr (+$12/mo · 126.5%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 76% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,060
• − Mortgage interest: −$2,521
• − Property taxes: −$117
• − Insurance: −$1,022
• − Repairs & maintenance: −$1,125
• − Management: −$1,125
• − Depreciation: −$1,309
• Taxable income: $6,841
• Est. tax owed @ 24.0%: −$1,642
• After-tax cash flow: $5,494/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: Harrison County Schools
• NCES district ID: 5400510
• Math proficiency: 29% ▼ -10.00%
• Reading proficiency: 43% ▼ -3.00%
• Median HH income: $43,269
• Composite: 30.48/100
• National rank: #6222
• State rank: #12 of 55 in WV

Livability — Clarksburg

• Score: 81/100
• State rank: #11
• US rank: #1521

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Harrison County · 44,316 people
• City population: 28,716
• Metro: Clarksburg, WV
• Population (ZIP): 28,716
• Household income: $49,816
• Rent vs Own: 34.3% rent · 65.7% own
• Severe rent burden: 765.0

Population outlook (Harrison County) Hauer SSP2

• Today (2025): 67,273 people
• By 2030: 65,963 · -1.9%
• By 2040: 63,033 · -6.3%
• By 2050: 59,999 · -10.8%
• By 2075: 52,524 · -21.9%
• By 2100: 42,654 · -36.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 2% Black 2%
• Common ancestry: Slovak 2% Serbian 2% Lithuanian 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Other Indo-European 1%

Political lean MEDSL · Harrison

• 2024 margin: Solid R (+41.0) · D 28.5% · R 69.4% · Other 2.1%
• 2008→2024 swing: -27.6pp toward R · 2008: -13.3pp · 2024: -41.0pp
• All cycles: 2024: R+41.0 2020: R+37.6 2016: R+39.5 2012: R+23.5 2008: R+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -53.70%
• Current HPI: 149.308
• Rent YoY: ▲ 3.62%
• Metro: Clarksburg, WV
• State GDP YoY: —
• F500 in state: 0

Price history

+22.0% since first listed

4 events — show timeline

• 2026-03-15 Contingent — NCWVREIN
• 2025-11-13 Price Changed $45,000 NCWVREIN
• 2025-09-12 Listed $50,000 NCWVREIN
• 1998-01-29 Sold (Public Records) $36,900 Public Records

Property tax history

-8.8%/yr

Latest (2025): $117 · +25.5% YoY. Source: county tax records.