1103 Lake Ave · Fairmont, WV 26554

$125,000

3 bd · 1.5 ba · 1,895 sqft · SingleFamily public records · 39 Days on market

Built 1954 5,917 sqft lot

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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 +23.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +5.2/10.0
• Livability +3.5/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3-bedroom, 1.5-bath brick home located at 1103 Lake Ave in Fairmont, WV. This property features a roof and gutters that are only 3 years old, offering peace of mind for years to come. Don’t miss the opportunity to make this solid home your own! Home is being sold as is. All information including square footage, lot size, room dimensions, schools, and taxes, is not guaranteed and should be independently verified by the buyer and buyer’s agent. Information was obtained from sources believed to be accurate, including public records and third parties, but listing broker and seller make no warranties or representations as to accuracy. Buyer is responsible for conducting thei

Key facts

• Large lot
• Outdoor space
• 5,917 sq ft lot

Tags

• LARGE LOT
• OUTDOOR SPACE

Property features AI

Exterior

• Parking: Attached garage with one garage space
• Utilities: Public water; Public sewer
• Home design: Fee simple ownership; Shingle roof; Above-grade finished living space
• Construction: Brick construction
• Exterior features: No tidal water

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Electric baseboard heating; Propane (leased) heating option; Electric hot water
• Interior features: Estimated living area; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $224 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 4.3% in Fairmont — 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 70/100 on livability (#64 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D, amenities F, commute F.
• Marion County Schools (town): math 30% / reading 43% proficiency, ranked #11 of 55 in WV (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Fairmont Senior High School (math 27% / reading 52%, grade F, #21 of 110 statewide, top 26%, 821 students, 0% FRL) — zoned schools average 0% FRL vs 46% district-wide (46 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 151 active listings in the ZIP; 3 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 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 1954 — 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 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?
5. 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?
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: 1.02% ✓
• Cap rate: 8.44%
• Cash-on-cash: 7.67%
• DSCR: 1.34
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $250,140
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23 Freeland St	0.42mi	3/2.5	1,972 (+4%)	1mo	$220,000	$112	69
1107 Marion Ave	0.22mi	3/2.0	1,700 (-10%)	7mo	$229,900	$135	65
1140 Sunset	0.55mi	3/2.5	1,830 (-3%)	4mo	$226,500	$124	61
936 Pine Hl	0.57mi	3/3.0	1,854 (-2%)	7mo	$265,000	$143	58
418 Columbia St	0.65mi	3/2.0	1,847 (-2%)	8mo	$210,000	$114	57
1112 Westmont Rd	0.60mi	3/2.0	2,020 (+7%)	7mo	$208,000	$103	53
110 Sunshine Way	0.48mi	3/2.0	1,618 (-15%)	0mo	$260,000	$161	51
1563 Fairmont	0.67mi	3/3.0	2,016 (+6%)	3mo	$310,000	$154	50
1335 Peacock Ln	0.54mi	3/1.5	1,661 (-12%)	7mo	$231,000	$139	49
1572 Mary Lou Retton Dr	0.59mi	3/2.0	1,704 (-10%)	9mo	$225,000	$132	47
922 Henry Dr	0.58mi	3/2.5	2,072 (+9%)	9mo	$250,000	$121	46
185 Broadview	0.68mi	3/1.5	2,155 (+14%)	11mo	$249,900	$116	36

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: -4.6%
• Equity multiple: 0.83×
• Total profit: $-6,035
• Equity at exit: $18,638

10-year hold

• IRR: 5.0%
• Equity multiple: 1.37×
• Total profit: $12,976
• Equity at exit: $10,808

Cash invested: $35,000 (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 26554

• Home prices YoY: -11.3%
• Active inventory: 151
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,277 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$78 /mo · $931/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $224

Break-even live

Break-even rent $994

Max offer price $125,000

Occupancy floor 77%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $125,000 Active 39 DOM
2. 2026-06-18
   days on market $125,000 Active 38 DOM
3. 2026-06-17
   price $125,000 Active 37 DOM
4. 2026-06-17
   days on market $137,000 Active 37 DOM
5. 2026-06-16
   days on market $137,000 Active 36 DOM
6. 2026-06-15
   days on market $137,000 Active 35 DOM
7. 2026-06-14
   days on market $137,000 Active 33 DOM
8. 2026-06-13
   days on market $137,000 Active 32 DOM
9. 2026-06-10
   pricedays on market $137,000 Active 30 DOM
10. 2026-06-09
    days on market $150,000 Active 29 DOM
11. 2026-06-08
    days on market $150,000 Active 28 DOM
12. 2026-06-07
    days on market $150,000 Active 27 DOM
13. 2026-06-02
    days on market $150,000 Active 22 DOM
14. 2026-06-01
    days on market $150,000 Active 21 DOM
15. 2026-05-31
    days on market $150,000 Active 20 DOM
16. 2026-05-30
    days on market $150,000 Active 19 DOM
17. 2026-05-11
    listed $160,000 Active

ⓘ 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: $931 · $78/mo
• Projected year-2 tax: $931 · $78/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 20 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: $15,325
• − Mortgage interest: −$7,002
• − Property taxes: −$931
• − Insurance: −$625
• − Repairs & maintenance: −$1,226
• − Management: −$1,226
• − Depreciation: −$3,636
• Taxable income: $679
• Est. tax owed @ 24.0%: −$163
• After-tax cash flow: $2,522/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: Marion County Schools
• NCES district ID: 5400720
• Math proficiency: 30% ▼ -14.00%
• Reading proficiency: 43% ▼ -8.00%
• Median HH income: $42,195
• Composite: 30.8/100
• National rank: #6145
• State rank: #11 of 55 in WV

Livability — Fairmont

• Score: 70/100
• State rank: #64
• US rank: #8054

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairmont, WV
• Population (ZIP): 42,116

Population outlook (Marion County) Hauer SSP2

• Today (2025): 56,923 people
• By 2030: 56,850 · -0.1%
• By 2040: 56,469 · -0.8%
• By 2050: 56,027 · -1.6%
• By 2075: 55,509 · -2.5%
• By 2100: 51,082 · -10.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Black 3% Hispanic / Latino 2%
• Common ancestry: Romanian 3% Slovak 2% Iranian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Marion

• 2024 margin: Solid R (+31.2) · D 33.2% · R 64.5% · Other 2.3%
• 2008→2024 swing: -31.7pp toward R · 2008: 0.5pp · 2024: -31.2pp
• All cycles: 2024: R+31.2 2020: R+28.7 2016: R+33.5 2012: R+14.4 2008: D+0.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -30.86%
• Current HPI: 240.9967
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-11 Listed $160,000 BRIGHT MLS

Property tax history

+4.3%/yr

Latest (2025): $931 · +5.3% YoY. Source: county tax records.