15 10th St #2 · Elkins, WV 26241

$115,000

3 bd · 1.5 ba · 1,656 sqft · Townhouse · 446 Days on market

Built 1923 Fair condition 7,500 sqft lot $69/sqft · 44% below area Est $204k · 44% 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 +21.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +5.6/10.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Two story brick townhouse with 3 bed rooms 1.5 bath, large living and dining rooms, pantry and office space. This townhouse also offers a large covered front porch for outdoor relaxation and entertaining. Conveniently located in the heart of Elkins and close to several amenities. New roof installed in 2023.

Key facts

• Pantry
• Office space
• New roof

Tags

• LARGE COVERED FRONT PORCH
• PANTRY
• OFFICE SPACE
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $115k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $172 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 3.7% in Elkins — 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 74/100 on livability (#34 in WV, #4,824 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute F, employment F.
• Randolph County Schools (town): math 24% / reading 35% proficiency, ranked #33 of 55 in WV (top 60%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Elkins Middle School (math 17% / reading 32%, grade F, #84 of 109 statewide, top 81%, 569 students, 0% FRL) — zoned schools average 0% FRL vs 47% district-wide (47 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 113 active listings in the ZIP; 3 units permitted in Randolph County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Randolph County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 446 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 446 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
7. 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.
8. 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.
9. 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: 1.06% ✓
• Cap rate: 8.09%
• Cash-on-cash: 6.42%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

• ARV (median comp): $203,699
• List price: $115,000
• Delta: -43.54%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
209 Graham	0.40mi	3/1.5	1,600 (-3%)	2mo	$190,900	$119	74
100 Washington Ave	0.62mi	3/2.0	1,620 (-2%)	0mo	$195,000	$120	66
931 S Kerens	0.15mi	3/1.5	1,360 (-18%)	4mo	$118,000	$87	65
206 1st St	0.22mi	2/1.5 (-1)	1,404 (-15%)	0mo	$144,000	$103	59
219 Center St	0.31mi	3/2.0	2,016 (+22%)	1mo	$212,000	$105	58
118 Buffalo St	0.47mi	3/1.5	1,890 (+14%)	2mo	$243,500	$129	53
321 Graham St	0.47mi	3/1.0	1,300 (-22%)	4mo	$141,000	$108	48
128 Harpertown Rd	0.84mi	4/2.0 (+1)	1,824 (+10%)	2mo	$75,000	$41	40
318 Harpertown Rd	1.11mi	2/2.0 (-1)	1,478 (-11%)	1mo	$127,000	$86	39
104 Short St	1.39mi	2/1.0 (-1)	1,447 (-13%)	0mo	$119,000	$82	36
119 Heavner Ave	0.90mi	4/2.0 (+1)	1,850 (+12%)	4mo	$198,000	$107	35
1010 W Central St	1.03mi	3/2.5	1,938 (+17%)	2mo	$290,000	$150	34

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: -6.4%
• Equity multiple: 0.76×
• Total profit: $-7,646
• Equity at exit: $17,147

10-year hold

• IRR: 3.2%
• Equity multiple: 1.23×
• Total profit: $7,544
• Equity at exit: $9,943

Cash invested: $32,200 (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 →

Active competition Active MLS

• For sale now: 0 active · 1 under contract

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 26241

• Home prices YoY: -32.8%
• Active inventory: 113
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,224 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $172

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 81%

Sensitivity live

Price	-10% $252	-5% $212	+0% $172	+5% $133	+10% $93
Rent	-10% $76	-5% $124	+0% $172	+5% $221	+10% $269
Rate	-1.0pp $230	-0.5pp $202	base $172	+0.5pp $142	+1.0pp $112

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: $28,750
• Closing costs: $3,450
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-17
   days on market $115,000 Active 446 DOM
2. 2026-06-16
   days on market $115,000 Active 445 DOM
3. 2026-06-15
   days on market $115,000 Active 444 DOM
4. 2026-06-15
   days on market $115,000 Active 443 DOM
5. 2026-06-13
   days on market $115,000 Active 442 DOM
6. 2026-06-12
   days on market $115,000 Active 441 DOM
7. 2026-06-09
   days on market $115,000 Active 438 DOM
8. 2026-06-08
   days on market $115,000 Active 437 DOM
9. 2026-06-08
   days on market $115,000 Active 436 DOM
10. 2026-06-07
    days on market $115,000 Active 435 DOM
11. 2026-06-04
    days on market $115,000 Active 433 DOM
12. 2026-06-03
    days on market $115,000 Active 432 DOM
13. 2026-06-02
    days on market $115,000 Active 431 DOM
14. 2026-06-01
    days on market $115,000 Active 430 DOM
15. 2026-05-31
    days on market $115,000 Active 429 DOM
16. 2025-03-28
    listed $115,000 Active 308-char remark

    Show marketing remark (308 chars)

    Two story brick townhouse with 3 bed rooms 1.5 bath, large living and dining rooms, pantry and office space. This townhouse also offers a large covered front porch for outdoor relaxation and entertaining. Conveniently located in the heart of Elkins and close to several amenities. New roof installed in 2023.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $14,688
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,175
• − Management: −$1,175
• − Depreciation: −$3,345
• Taxable income: $251
• Est. tax owed @ 24.0%: −$60
• After-tax cash flow: $2,007/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab Est. rehab $41,400–$74,520 screening

This two-story brick townhouse requires moderate renovations, primarily in the kitchen and bathroom, to significantly increase its value for resale or rental.

Repairs flagged

• Major kitchen cabinets — poor condition
• Major kitchen countertops — worn and outdated
• Major bathroom fixtures — dated and worn
• Minor paint — peeling and discoloration

Value-add opportunities

• Both kitchen renovation — modernizing the kitchen would significantly increase both resale and rental value ↑
• Both bathroom renovation — updating the bathroom would also boost both resale and rental value ↑
• Both painting — fresh paint would improve the home's curb appeal and interior aesthetics ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 34/100

Zoned Schools

Elementary Jennings Randolph Elementary School F WV #87/377 Nat'l #17,861/41,679 Middle Elkins Middle School F WV #84/109 Nat'l #10,474/14,009 High Elkins High School F WV #32/110 Nat'l #9,001/17,239

Schools (NCES district)

• District: Randolph County Schools
• NCES district ID: 5401260
• Math proficiency: 24% ▼ -5.00%
• Reading proficiency: 35% ▼ -2.00%
• Median HH income: $37,907
• Composite: 24.6/100
• National rank: #7633
• State rank: #33 of 55 in WV

B Composite livability gradescore 74/100

Livability — Elkins

• Score: 74/100
• State rank: #34
• US rank: #4824

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elkins, WV
• County: Randolph · 28,286 people
• Population (ZIP): 14,221
• Household income: $53,102
• Rent vs Own: 28.6% rent · 71.4% own
• Severe rent burden: 4% of renters

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Population outlook (Randolph County) Hauer SSP2

• Today (2025): 28,286 people
• By 2030: 27,558 · -2.6%
• By 2040: 25,970 · -8.2%
• By 2050: 24,529 · -13.3%
• By 2075: 21,645 · -23.5%
• By 2100: 17,349 · -38.7%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 9% Hispanic / Latino 2% Black 1%
• Common ancestry: Slovak 4% Lithuanian 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

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Political lean MEDSL · Randolph

• 2024 margin: Solid R (+46.1) · D 25.9% · R 72.1% · Other 2.0%
• 2008→2024 swing: -32.1pp toward R · 2008: -14.0pp · 2024: -46.1pp
• All cycles: 2024: R+46.1 2020: R+43.5 2016: R+44.9 2012: R+29.1 2008: R+14.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -70.60%
• Current HPI: 144.7471
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2025-03-28 Listed $115,000 NCWVREIN