186 Kennedy St · Elkins, WV 26241

$129,900

4 bd · 3.5 ba · 3,550 sqft · SingleFamily · 257 Days on market

Built 1970 Fair condition 0.31 ac lot $37/sqft · 55% below area ↓ 28% since listing

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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 +21.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Full finished basement with large stone gas log fireplace in game room. 2nd brick gas log fireplace in the 1st floor gathering room. Eat-in kitchen with separate dining room. Slate tile entry foyer. Breezeway attaching two car garage. Patio.

Key facts

• Separate dining room
• Eat-in kitchen
• 0.31 acre lot

Tags

• FULL FINISHED BASEMENT
• LARGE STONE GAS LOG FIREPLACE
• 2ND BRICK GAS LOG FIREPLACE
• EAT-IN KITCHEN
• SEPARATE DINING ROOM
• SLATE TILE ENTRY FOYER

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $130k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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.
• Market conditions: 86 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 $898 of loan paydown is wiped out by about $4k 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 257 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $65k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 257 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 1970 — 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: 1.07% ✓
• Cap rate: 8.18%
• Cash-on-cash: 6.74%
• DSCR: 1.30
• GRM: 7.8

CMA / ARV

• ARV (median comp): $290,841
• List price: $129,900
• Delta: -55.34%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -5.9%
• Equity multiple: 0.78×
• Total profit: $-8,017
• Equity at exit: $19,369

10-year hold

• IRR: 3.7%
• Equity multiple: 1.27×
• Total profit: $9,858
• Equity at exit: $11,231

Cash invested: $36,372 (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 26241

• Home prices YoY: -32.8%
• Active inventory: 86
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,395 medium
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $204

Break-even live

Break-even rent $1,136

Max offer price $129,900

Occupancy floor 80%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-18
   status Pending 241-char remark

   Show marketing remark (241 chars)

   Full finished basement with large stone gas log fireplace in game room. 2nd brick gas log fireplace in the 1st floor gathering room. Eat-in kitchen with separate dining room. Slate tile entry foyer. Breezeway attaching two car garage. Patio.

2. 2026-03-26
   status Active 241-char remark

   Show marketing remark (241 chars)

   Full finished basement with large stone gas log fireplace in game room. 2nd brick gas log fireplace in the 1st floor gathering room. Eat-in kitchen with separate dining room. Slate tile entry foyer. Breezeway attaching two car garage. Patio.

3. 2026-03-23
   historical 241-char remark

   Show marketing remark (241 chars)

   Full finished basement with large stone gas log fireplace in game room. 2nd brick gas log fireplace in the 1st floor gathering room. Eat-in kitchen with separate dining room. Slate tile entry foyer. Breezeway attaching two car garage. Patio.

4. 2026-03-16
   price $129,900 241-char remark

   Show marketing remark (241 chars)

   Full finished basement with large stone gas log fireplace in game room. 2nd brick gas log fireplace in the 1st floor gathering room. Eat-in kitchen with separate dining room. Slate tile entry foyer. Breezeway attaching two car garage. Patio.

5. 2026-01-05
   price $149,500 241-char remark

   Show marketing remark (241 chars)

   Full finished basement with large stone gas log fireplace in game room. 2nd brick gas log fireplace in the 1st floor gathering room. Eat-in kitchen with separate dining room. Slate tile entry foyer. Breezeway attaching two car garage. Patio.

6. 2025-12-05
   price $159,900 241-char remark

   Show marketing remark (241 chars)

   Full finished basement with large stone gas log fireplace in game room. 2nd brick gas log fireplace in the 1st floor gathering room. Eat-in kitchen with separate dining room. Slate tile entry foyer. Breezeway attaching two car garage. Patio.

7. 2025-11-05
   price $169,900 241-char remark

   Show marketing remark (241 chars)

   Full finished basement with large stone gas log fireplace in game room. 2nd brick gas log fireplace in the 1st floor gathering room. Eat-in kitchen with separate dining room. Slate tile entry foyer. Breezeway attaching two car garage. Patio.

8. 2025-10-03
   price $179,900 241-char remark

   Show marketing remark (241 chars)

   Full finished basement with large stone gas log fireplace in game room. 2nd brick gas log fireplace in the 1st floor gathering room. Eat-in kitchen with separate dining room. Slate tile entry foyer. Breezeway attaching two car garage. Patio.

9. 2025-08-28
   listed $194,900 Active 241-char remark

   Show marketing remark (241 chars)

   Full finished basement with large stone gas log fireplace in game room. 2nd brick gas log fireplace in the 1st floor gathering room. Eat-in kitchen with separate dining room. Slate tile entry foyer. Breezeway attaching two car garage. Patio.

10. 2018-10-24
    soldstatus $170,000 504-char remark

    Show marketing remark (504 chars)

    Quality Brick home with a huge amount of square footage. Ideal for a large family. Full finished basement with large stone gas log fireplace in game room. Additional brick gas log fireplace upstairs in the family room. Large eat-in kitchen with separate dining room. Large slate tile entry foyer. 22x10.5 cement breezeway. Attached two car garage with workshop area, electric garage door openers, Large open cement patio and 12x20 outbuilding. Lots of storage space. Forced air gas furnace and heat pump.

11. 2017-04-12
    listed $179,900 504-char remark

    Show marketing remark (504 chars)

    Quality Brick home with a huge amount of square footage. Ideal for a large family. Full finished basement with large stone gas log fireplace in game room. Additional brick gas log fireplace upstairs in the family room. Large eat-in kitchen with separate dining room. Large slate tile entry foyer. 22x10.5 cement breezeway. Attached two car garage with workshop area, electric garage door openers, Large open cement patio and 12x20 outbuilding. Lots of storage space. Forced air gas furnace and heat pump.

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,739
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,339
• − Management: −$1,339
• − Depreciation: −$3,779
• Taxable income: $408
• Est. tax owed @ 24.0%: −$98
• After-tax cash flow: $2,354/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

This home requires significant exterior and interior repairs, including painting, landscaping, and kitchen updates. It has moderate potential for value increase with targeted renovations.

Repairs flagged

• Major exterior siding — Peeling paint and overgrown vegetation need attention.
• Major kitchen cabinets — Old and outdated, need replacement or renovation.
• Major interior walls — Paint peeling and need repainting.
• Major landscaping — Overgrown vegetation needs trimming and landscaping improvements.
• Major HVAC system — Not inspected, but likely outdated and in need of maintenance or replacement.

Value-add opportunities

• Both Paint exterior and trim landscaping — Improves curb appeal and value
• Both Replace kitchen cabinets and countertops — Modernizes the kitchen and increases value
• Both Paint interior walls and trim — Freshens up the interior and enhances value
• Both Service and possibly replace HVAC system — Ensures comfort and energy efficiency, boosting value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Peeling paint and overgrown vegetation need attention.	Major	$15,000–50,000
kitchen cabinets · Old and outdated, need replacement or renovation.	Major	$15,000–50,000
interior walls · Paint peeling and need repainting.	Major	$15,000–50,000
landscaping · Overgrown vegetation needs trimming and landscaping improvements.	Major	$15,000–50,000
HVAC system · Not inspected, but likely outdated and in need of maintenance or replacement.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both Paint exterior and trim landscaping — Improves curb appeal and value ↑
• Both Replace kitchen cabinets and countertops — Modernizes the kitchen and increases value ↑
• Both Paint interior walls and trim — Freshens up the interior and enhances value ↑
• Both Service and possibly replace HVAC system — Ensures comfort and energy efficiency, boosting value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

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

• Population (ZIP): 14,221

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%

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%

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

-27.8% since first listed

11 events — show timeline

• 2026-05-18 Pending — NCWVREIN
• 2026-03-26 Relisted — NCWVREIN
• 2026-03-23 Delisted — NCWVREIN
• 2026-03-16 Price Changed $129,900 NCWVREIN
• 2026-01-05 Price Changed $149,500 NCWVREIN
• 2025-12-05 Price Changed $159,900 NCWVREIN
• 2025-11-05 Price Changed $169,900 NCWVREIN
• 2025-10-03 Price Changed $179,900 NCWVREIN
• 2025-08-28 Listed $194,900 NCWVREIN
• 2018-10-24 Sold (MLS) $170,000 NCWVREIN
• 2017-04-12 Listed $179,900 NCWVREIN