32 Cherry Hill Rd · Wheeling, WV 26003

$59,900

2 bd · 1.5 ba · 848 sqft · SingleFamily public records · 19 Days on market

Built 1910 871 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great deal for a anyone needing a spacious 4 bedroom house. Once was a duplex and now all one unit. Large spacious kitchen with half bath and laundry off of it. Two living room areas that allow for large gatherings. 2 bedrooms and 1 full bath up stairs on each side of the house. Being sold as-is. Must See!

Key facts

• Built 1910
• Listed 18 days

Property features AI

Finance

• Other: Residential zoning

Exterior

• Parking: Concrete parking area beside the house
• Utilities: Public water; Public sewer
• Home design: Single family residential (traditional); 2 stories
• Construction: Vinyl siding
• Exterior features: Porch; Shingle roof

Interior

• Kitchen: Dishwasher
• Bedrooms: Total rooms: 10
• Flooring: Hardwood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Dishwasher; Electric water heater; Gas water heater; Hardwood flooring; Full basement
• Laundry & utility: Electric and gas water heaters

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($860 rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.4% vs local median 4.3% in Wheeling — 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 69/100 on livability (#74 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: crime F, amenities F, commute F.
• Ohio County Schools (urban): math 34% / reading 49% proficiency, ranked #5 of 55 in WV (top 9%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.0%/yr); 223 active listings in the ZIP; 2 units permitted in Ohio County in 2024 (0 in 5+ unit buildings).
• This rent is only 18% of the median local income ($58k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Ohio County population projected at -17% 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 $17k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 7y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,001 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. Crime grade is F 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?
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: 1.44% ✓
• Cap rate: 12.37%
• Cash-on-cash: 21.69%
• DSCR: 1.96
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $22,896
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
56 Warwood Ter	0.18mi	3/1.0 (+1)	864 (+2%)	22mo	$155,000	$179	63
2314 Warwood Ave	0.22mi	2/1.0	741 (-13%)	16mo	$20,000	$27	54
**81 Cherry Hill Rd	0.08mi	3/1.0 (+1)	972 (+15%)	15mo	$5,700	$6	52
32 Clearview Ave	0.54mi	2/1.0	720 (-15%)	4mo	$18,000	$25	44

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 · 3.03% rent growth · sell at horizon

5-year hold

• IRR: 14.3%
• Equity multiple: 1.57×
• Total profit: $9,615
• Equity at exit: $8,931

10-year hold

• IRR: 23.1%
• Equity multiple: 2.99×
• Total profit: $33,298
• Equity at exit: $5,179

Cash invested: $16,772 (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 26003

• Home prices YoY: -23.4%
• Rents YoY: 3.0%
• Active inventory: 223
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $860 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$37 /mo · $450/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $303

Break-even live

Break-even rent $477

Max offer price $59,900

Occupancy floor 60%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-19
   days on market $59,900 Active 19 DOM
2. 2026-06-18
   days on market $59,900 Active 18 DOM
3. 2026-06-17
   days on market $59,900 Active 17 DOM
4. 2026-06-16
   days on market $59,900 Active 16 DOM
5. 2026-06-15
   days on market $59,900 Active 15 DOM
6. 2026-06-14
   days on market $59,900 Active 13 DOM
7. 2026-06-12
   days on market $59,900 Active 12 DOM
8. 2026-06-09
   days on market $59,900 Active 9 DOM
9. 2026-06-08
   days on market $59,900 Active 8 DOM
10. 2026-06-07
    days on market $59,900 Active 7 DOM
11. 2026-06-05
    days on market $59,900 Active 4 DOM
12. 2026-06-03
    days on market $59,900 Active 3 DOM
13. 2026-06-02
    days on market $59,900 Active 2 DOM
14. 2026-06-01
    remarks 307-char remark
15. 2026-06-01
    listed $59,900 Active 1 DOM

ⓘ 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: $450 · $37/mo
• Projected year-2 tax: $450 · $37/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $10,324
• − Mortgage interest: −$3,355
• − Property taxes: −$450
• − Insurance: −$300
• − Repairs & maintenance: −$826
• − Management: −$826
• − Depreciation: −$1,743
• Taxable income: $2,825
• Est. tax owed @ 24.0%: −$678
• After-tax cash flow: $2,959/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: Ohio County Schools
• NCES district ID: 5401050
• Math proficiency: 34% ▼ -9.00%
• Reading proficiency: 49% ▼ -6.00%
• Median HH income: $41,572
• Composite: 34.88/100
• National rank: #5085
• State rank: #5 of 55 in WV

Livability — Wheeling

• Score: 69/100
• State rank: #74
• US rank: #8950

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wheeling, WV
• County: Ohio County · 39,982 people
• City population: 39,982
• Metro: Wheeling, WV-OH
• Population (ZIP): 39,982
• Household income: $57,703
• Rent vs Own: 32.5% rent · 67.5% own
• Severe rent burden: 1630.0

Population outlook (Ohio County) Hauer SSP2

• Today (2025): 40,604 people
• By 2030: 39,150 · -3.6%
• By 2040: 36,039 · -11.2%
• By 2050: 33,582 · -17.3%
• By 2075: 28,662 · -29.4%
• By 2100: 22,963 · -43.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Black 3% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Serbian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Other Indo-European 1% Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Ohio

• 2024 margin: Strong R (+26.0) · D 36.0% · R 62.0% · Other 2.0%
• 2008→2024 swing: -15.3pp toward R · 2008: -10.8pp · 2024: -26.0pp
• All cycles: 2024: R+26.0 2020: R+25.8 2016: R+31.6 2012: R+22.5 2008: R+10.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.09%
• Current HPI: 223.4106
• Rent YoY: ▲ 3.03%
• Metro: Wheeling, WV-OH
• State GDP YoY: —
• F500 in state: 0

Price history

+302.0% since first listed

21 events — show timeline

• 2026-06-01 Listed $59,900 WBOR
• 2024-08-20 Pending — MLSNOW
• 2024-08-20 Pending — WBOR
• 2024-08-20 Listing Removed — MLSNOW
• 2024-08-16 Relisted — WBOR
• 2024-08-15 Delisted — WBOR
• 2024-07-31 Price Changed $49,900 WBOR
• 2024-07-31 Price Changed $49,900 MLSNOW
• 2024-07-30 Relisted — WBOR
• 2024-07-30 Relisted — MLSNOW
• 2024-07-30 Delisted — WBOR
• 2024-07-29 Listing Removed — MLSNOW
• 2024-07-22 Price Changed $66,500 WBOR
• 2024-07-22 Price Changed $66,500 MLSNOW
• 2024-01-31 Listed $76,000 WBOR
• 2024-01-31 Listed $76,000 MLSNOW
• 2020-02-28 Sold (Public Records) $90,000 Public Records
• 2020-02-28 Sold (MLS) $90,000 WBOR
• 2019-11-12 Listed $109,900 WBOR
• 2019-05-30 Sold (MLS) $9,000 WBOR
• 2019-04-30 Listed $14,900 WBOR

Property tax history

+10.4%/yr

Latest (2025): $450 · +4.0% YoY. Source: county tax records.