822 Hood Ave · Shinnston, WV 26431

$165,000

3 bd · 1.0 ba · 1,953 sqft · SingleFamily public records · 16 Days on market

Built 1946 7,920 sqft lot Est $221k · 25% 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).

• ARV discount +15.0/15.0
• Cash flow +12.1/30.0
• Appreciation +6.5/10.0
• Livability +4.0/5.0
• DSCR +3.6/10.0
• Schools +3.0/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This sturdy, red brick residence is ready to be transformed by its next owner! Situated on a large corner lot in Shinnston, it offers a detached two-stall garage, a partially fenced yard, and quick access to downtown, the rail trail, and the river. Step inside to discover enduring charm highlighted by hardwood trim, built-ins, and original features that provide character and room to reimagine. Featuring copper gutters and a new gas tankless water heater. This home has a solid structure and undeniable potential. Whether you are an investor or a buyer eager to own a classic home, this property delivers opportunity both inside and out!

Key facts

• Corner lot
• Detached garage
• 7,920 sq ft lot

Tags

• CORNER LOT
• DETACHED GARAGE
• PARTIALLY FENCED YARD
• QUICK ACCESS TO DOWNTOWN
• QUICK ACCESS TO RAIL TRAIL
• QUICK ACCESS TO RIVER

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-91 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $149k (9.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (22.6% below list).
• Recommended offer: $128k (22.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 80/100 on livability (#12 in WV, #1,712 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F.
• 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: Big Elm Elementary School (math 33% / reading 29%, grade F, #215 of 377 statewide, top 57%, 624 students, 0% FRL); Lincoln Middle School (math 20% / reading 43%, grade F, #52 of 109 statewide, top 49%, 444 students, 0% FRL); Lincoln High School (math 17% / reading 37%, grade F, #79 of 110 statewide, top 78%, 548 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: 14 active listings in the ZIP; 84 units permitted in Harrison County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Harrison County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 8→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,751 (22.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1946 — 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: 0.77% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.92%
• DSCR: 0.96
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $220,689
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1045 E Pike St	0.52mi	3/1.0	1,671 (-14%)	20mo	$189,000	$113	35
99 Main St	0.48mi	3/1.5	2,211 (+13%)	24mo	$70,000	$32	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.95% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.2%
• Equity multiple: 1.30×
• Total profit: $13,653
• Equity at exit: $73,746

10-year hold

• IRR: 8.2%
• Equity multiple: 2.24×
• Total profit: $57,271
• Equity at exit: $113,306

Cash invested: $46,200 (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 →

ZIP-level market 26431

• Home prices YoY: 1.8%
• Active inventory: 14
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,278 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$111 /mo · $1,329/yr
• Insurance: −$69
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $-91

Break-even live

Break-even rent $1,393

Max offer price $148,913

Occupancy floor —

Sensitivity live

Price	-10% $2	-5% $-44	+0% $-91	+5% $-138	+10% $-184
Rent	-10% $-192	-5% $-142	+0% $-91	+5% $-41	+10% $10
Rate	-1.0pp $-8	-0.5pp $-49	base $-91	+0.5pp $-134	+1.0pp $-177

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-03-18
   soldstatus $170,408
2. 2025-12-24
   status Pending
3. 2025-12-07
   listed $165,000 Active
4. 2025-09-30
   price $154,900
5. 2025-09-14
   price $169,900

ⓘ 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: $1,329 · $111/mo
• Projected year-2 tax: $1,329 · $111/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 7/10 Severe FEMA zone X (shaded) · 75% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 8 d/yr ≥99°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,330
• − Mortgage interest: −$9,243
• − Property taxes: −$1,329
• − Insurance: −$1,492
• − Repairs & maintenance: −$1,226
• − Management: −$1,226
• − Depreciation: −$4,800
• Taxable loss: −$3,985
• Est. tax savings @ 24.0%: +$957
• After-tax cash flow: $-136/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 — Shinnston

• Score: 80/100
• State rank: #12
• US rank: #1712

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shinnston, WV
• Population (ZIP): 5,899

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 (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Iranian 8% Lithuanian 2% Romanian 2%
• Foreign-born: 1% · Canada, Vietnam
• Languages at home: 98% English-only · Spanish 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: ▲ 2.95%
• Current HPI: 172.0039
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+0.3% since first listed

5 events — show timeline

• 2026-03-18 Sold (Public Records) $170,408 Public Records
• 2025-12-24 Pending — NCWVREIN
• 2025-12-07 Listed $165,000 NCWVREIN
• 2025-09-30 Price Changed $154,900 NCWVREIN
• 2025-09-14 Price Changed $169,900 NCWVREIN

Property tax history

+3.2%/yr

Latest (2025): $1,329 · +8.2% YoY. Source: county tax records.