1015 Garfield St · McMechen, WV 26040

$105,000

3 bd · 1.5 ba · 1,472 sqft · SingleFamily public records · 34 Days on market

Built 1906 2,701 sqft lot Est $79k · 32% over

---

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 +26.8/30.0
• Appreciation +10.0/10.0
• DSCR +9.2/10.0
• 1% rule +6.1/10.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

This home is being sold As Is and does not have electricity or water turned on. Buyers need to have $1000.00 earnest money and proof of funds/pre-approval. Agents see private remarks

Key facts

• Updated kitchen
• 1-car garage
• Fenced-in back patio

Tags

• ORIGINAL HARDWOOD FLOORS
• UPDATED KITCHEN
• RENOVATED FULL BATHROOM
• FENCED-IN BACK PATIO
• 1-CAR GARAGE
• ADDITIONAL STORAGE SPACE

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residential (traditional); 2 stories
• Construction: Vinyl siding
• Exterior features: Porch; Fenced yard; Shingle roof

Interior

• Kitchen: Range; Refrigerator
• Flooring: Hardwood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air; Ceiling fans
• Interior features: Dishwasher, Disposal, Microwave, Gas water heater; Full basement with sump pump; 8 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $233 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#159 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D-, amenities F, commute F.
• Marshall County Schools (suburban): math 28% / reading 36% proficiency, ranked #21 of 55 in WV (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 7 active listings in the ZIP; 6 units permitted in Marshall County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($726 loan paydown + $10k appreciation (10.0% local appreciation)).
• Marshall County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y 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.
• Current owner paid $11k; list at $105k implies a 855% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1906 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1906 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-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: 1.11% ✓
• Cap rate: 9.59%
• Cash-on-cash: 11.78%
• DSCR: 1.52
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $79,488
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1017 Garfield St	0.01mi	3/1.0	1,472 (0%)	10mo	$25,000	$17	89
1021 Garfield St	0.01mi	3/2.0	1,548 (+5%)	4mo	$100,500	$65	86
1109 Garfield St	0.06mi	3/1.0	1,346 (-9%)	8mo	$75,000	$56	74
1334 Locust St	0.39mi	3/1.5	1,419 (-4%)	3mo	$41,000	$29	74
1212 Marshall St	0.19mi	3/2.0	1,599 (+9%)	1mo	$140,000	$88	74
1320 Caldwell St	0.31mi	3/1.0	1,488 (+1%)	11mo	$80,400	$54	72
15 5th St	0.30mi	3/2.0	1,522 (+3%)	8mo	$86,000	$57	71
906 Marshall St	0.15mi	3/1.5	1,424 (-3%)	20mo	$29,000	$20	71
20 3rd St	0.43mi	4/1.0 (+1)	1,476 (+0%)	15mo	$12,000	$8	60
422 Lincoln St	0.30mi	3/2.0	1,662 (+13%)	5mo	$84,500	$51	58
305 Logan St	0.42mi	2/1.0 (-1)	1,262 (-14%)	4mo	$73,000	$58	47

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: 31.2%
• Equity multiple: 3.45×
• Total profit: $72,025
• Equity at exit: $94,592

10-year hold

• IRR: 27.0%
• Equity multiple: 7.82×
• Total profit: $200,415
• Equity at exit: $203,992

Cash invested: $29,400 (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 26040

• Home prices YoY: 10.7%
• Active inventory: 7
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,164 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$37 /mo · $440/yr
• Insurance: −$44
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $233

Break-even live

Break-even rent $869

Max offer price $105,000

Occupancy floor 75%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $105,000 Active 34 DOM
2. 2026-06-18
   days on market $105,000 Active 33 DOM
3. 2026-06-17
   days on market $105,000 Active 32 DOM
4. 2026-06-16
   days on market $105,000 Active 31 DOM
5. 2026-06-15
   days on market $105,000 Active 30 DOM
6. 2026-06-14
   days on market $105,000 Active 28 DOM
7. 2026-06-12
   days on market $105,000 Active 27 DOM
8. 2026-06-09
   days on market $105,000 Active 24 DOM
9. 2026-06-08
   days on market $105,000 Active 23 DOM
10. 2026-06-07
    days on market $105,000 Active 22 DOM
11. 2026-06-02
    days on market $105,000 Active 17 DOM
12. 2026-06-01
    days on market $105,000 Active 16 DOM
13. 2026-05-31
    days on market $105,000 Active 15 DOM
14. 2026-05-30
    days on market $105,000 Active 14 DOM
15. 2026-05-16
    listed $105,000 Active
16. 2012-05-04
    soldstatus $11,000 182-char remark

    Show marketing remark (182 chars)

    This home is being sold As Is and does not have electricity or water turned on. Buyers need to have $1000.00 earnest money and proof of funds/pre-approval. Agents see private remarks

17. 2012-03-12
    listed $11,900 182-char remark

    Show marketing remark (182 chars)

    This home is being sold As Is and does not have electricity or water turned on. Buyers need to have $1000.00 earnest money and proof of funds/pre-approval. Agents see private remarks

ⓘ 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: $440 · $37/mo
• Projected year-2 tax: $620 · $52/mo
• Expected delta: +$179/yr (+$15/mo · 40.7%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥97°F today · 21 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: $13,970
• − Mortgage interest: −$5,882
• − Property taxes: −$440
• − Insurance: −$1,192
• − Repairs & maintenance: −$1,118
• − Management: −$1,118
• − Depreciation: −$3,055
• Taxable income: $1,167
• Est. tax owed @ 24.0%: −$280
• After-tax cash flow: $2,517/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: Marshall County Schools
• NCES district ID: 5400750
• Math proficiency: 28% ▼ -6.00%
• Reading proficiency: 36% ▼ -4.00%
• Median HH income: $40,289
• Composite: 26.91/100
• National rank: #7086
• State rank: #21 of 55 in WV

Livability — McMechen

• Score: 63/100
• State rank: #159
• US rank: #15224

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McMechen, WV
• City population: 1,855
• Population (ZIP): 1,855

Population outlook (Marshall County) Hauer SSP2

• Today (2025): 30,387 people
• By 2030: 29,242 · -3.8%
• By 2040: 26,806 · -11.8%
• By 2050: 24,627 · -19.0%
• By 2075: 19,846 · -34.7%
• By 2100: 15,169 · -50.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 12%
• Common ancestry: Slovak 7% Romanian 4% Serbian 3%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Marshall

• 2024 margin: Solid R (+50.0) · D 24.1% · R 74.1% · Other 1.8%
• 2008→2024 swing: -37.5pp toward R · 2008: -12.6pp · 2024: -50.0pp
• All cycles: 2024: R+50.0 2020: R+49.6 2016: R+51.0 2012: R+28.6 2008: R+12.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 17.95%
• Current HPI: 186.1524
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+782.4% since first listed

3 events — show timeline

• 2026-05-16 Listed $105,000 WBOR
• 2012-05-04 Sold (MLS) $11,000 WBOR
• 2012-03-12 Listed $11,900 WBOR

Property tax history

+3.0%/yr

Latest (2025): $440 · +11.8% YoY. Source: county tax records.