724 Virginia Ave · Follansbee, WV 26037

$69,900

3 bd · 1.5 ba · 1,408 sqft · SingleFamily public records · 69 Days on market

Built 1930 3,698 sqft lot Est $70k · at est.

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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 +25.2/30.0
• DSCR +8.3/10.0
• ARV discount +7.8/15.0
• 1% rule +6.4/10.0
• Appreciation +4.8/10.0
• Livability +3.6/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Don’t miss this excellent investment opportunity! This 3-bedroom, 1-bath home is currently occupied by a long-term tenant paying $750 per month, providing dependable, immediate income. A great option for both new and seasoned investors.

Key facts

• 3,698 sq ft lot
• Garage
• Built 1930

Property features AI

Exterior

• Parking: Detached garage with electricity (1-car); Paved drive
• Utilities: Public water; Public sewer
• Home design: Two-story brick house; Asphalt/fiberglass roof
• Construction: Brick construction
• Exterior features: Front porch; Deck

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Three bedrooms on the second floor
• Bathrooms: One full bathroom
• Heating & cooling: Gas forced-air heating; Central air and window AC units
• Interior features: Full, unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $102 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($800 rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#49 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, cost of living A+; Watch: schools D+, amenities F, employment D-.
• Brooke County Schools (rural): math 26% / reading 35% proficiency, ranked #26 of 55 in WV (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 24 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2 units permitted in Brooke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $244 of equity ($483 loan paydown + $-239 appreciation (-0.3% local appreciation)).
• Brooke County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.3% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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. 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 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?
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: 1.14% ✓
• Cap rate: 8.99%
• Cash-on-cash: 9.64%
• DSCR: 1.43
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $70,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
848 Neville St	0.11mi	3/1.0	1,439 (+2%)	2mo	$18,000	$13	88
535 Mahan Ave	0.49mi	3/2.5	1,390 (-1%)	3mo	$145,000	$104	68
636 Banfield Ave	0.54mi	3/1.0	1,368 (-3%)	1mo	$14,000	$10	67
546 Rose St	0.18mi	3/1.0	1,236 (-12%)	5mo	$37,000	$30	65
982 Neville St	0.27mi	2/1.0 (-1)	1,292 (-8%)	6mo	$25,000	$19	61
1141 Main St	0.44mi	3/1.0	1,296 (-8%)	6mo	$150,000	$116	59
205 Lower Spruce St	0.54mi	3/1.0	1,392 (-1%)	15mo	$145,000	$104	58
1315 West St	0.63mi	4/3.0 (+1)	1,448 (+3%)	4mo	$162,500	$112	52
1019 Neville St	0.30mi	3/1.0	1,200 (-15%)	12mo	$60,000	$50	49
212 Viola Ln	0.60mi	4/2.0 (+1)	1,294 (-8%)	6mo	$80,000	$62	47
1341 Orchard St	0.65mi	3/1.5	1,584 (+12%)	3mo	$55,000	$35	46
122 Willow Ln	0.65mi	2/2.0 (-1)	1,320 (-6%)	8mo	$57,000	$43	46

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

Projected returns pro-forma

-0.34% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.7%
• Equity multiple: 1.17×
• Total profit: $3,356
• Equity at exit: $19,108

10-year hold

• IRR: 9.4%
• Equity multiple: 1.99×
• Total profit: $19,357
• Equity at exit: $22,041

Cash invested: $19,572 (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 26037

• Home prices YoY: -0.2%
• Active inventory: 24
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $800 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$79 /mo · $949/yr
• Insurance: −$29
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$168
• Net cashflow: $102

Break-even live

Break-even rent $671

Max offer price $69,900

Occupancy floor 82%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1038 Clifton St Follansbee, WV	2.0	1.0	900	$800	$0.89	23d	1	0.35mi

Listing history 10 events

1. 2026-06-09
   days on market $69,900 Active 69 DOM
2. 2026-06-08
   days on market $69,900 Active 68 DOM
3. 2026-06-07
   days on market $69,900 Active 67 DOM
4. 2026-06-05
   days on market $69,900 Active 64 DOM
5. 2026-06-02
   days on market $69,900 Active 62 DOM
6. 2026-06-01
   days on market $69,900 Active 61 DOM
7. 2026-05-31
   days on market $69,900 Active 60 DOM
8. 2026-05-30
   days on market $69,900 Active 59 DOM
9. 2026-04-02
   price $69,900
10. 2026-04-01
    listed $59,900 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: $949 · $79/mo
• Projected year-2 tax: $949 · $79/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 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,600
• − Mortgage interest: −$3,915
• − Property taxes: −$949
• − Insurance: −$1,016
• − Repairs & maintenance: −$768
• − Management: −$768
• − Depreciation: −$2,033
• Taxable income: $150
• Est. tax owed @ 24.0%: −$36
• After-tax cash flow: $1,184/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: Brooke County Schools
• NCES district ID: 5400150
• Math proficiency: 26% ▼ -6.00%
• Reading proficiency: 35% ▲ 1.00%
• Median HH income: $43,826
• Composite: 26.0/100
• National rank: #7319
• State rank: #26 of 55 in WV

Livability — Follansbee

• Score: 72/100
• State rank: #49
• US rank: #5909

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Follansbee, WV
• City population: 5,727
• Population (ZIP): 5,727

Population outlook (Brooke County) Hauer SSP2

• Today (2025): 22,250 people
• By 2030: 21,459 · -3.6%
• By 2040: 19,659 · -11.6%
• By 2050: 18,029 · -19.0%
• By 2075: 15,076 · -32.2%
• By 2100: 12,164 · -45.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 4% Slovak 4% Serbian 3%
• Foreign-born: 2%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Brooke

• 2024 margin: Solid R (+44.6) · D 26.8% · R 71.4% · Other 1.8%
• 2008→2024 swing: -42.2pp toward R · 2008: -2.5pp · 2024: -44.6pp
• All cycles: 2024: R+44.6 2020: R+43.1 2016: R+42.2 2012: R+11.2 2008: R+2.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.34%
• Current HPI: 219.1118
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+16.7% since first listed

2 events — show timeline

• 2026-04-02 Price Changed $69,900 MLSNOW
• 2026-04-01 Listed $59,900 MLSNOW

Property tax history

+8.6%/yr

Latest (2025): $949 · +3.4% YoY. Source: county tax records.