37 Crown St · Enterprise, WV 26591

$125,000

3 bd · 1.0 ba · 1,224 sqft · SingleFamily public records · 16 Days on market

Built 1919 9,148 sqft lot

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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 +16.8/30.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• DSCR +5.2/10.0
• 1% rule +3.4/10.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Updated 2-bedroom, 1-bath home featuring a modern kitchen and new flooring throughout. Upgraded electric, off-street parking, and a fully fenced yard for privacy. Relax on the spacious covered front porch or back deck. Generous back yard provides space to add a garage or a pool. Perfect turnkey starter home or rental opportunity.

Key facts

• Covered front porch
• Upgraded electric
• New flooring

Tags

• MODERN KITCHEN
• NEW FLOORING
• UPGRADED ELECTRIC
• OFF-STREET PARKING
• FULLY FENCED YARD
• COVERED FRONT PORCH

Property features AI

Exterior

• Parking: Off-street and on-street parking available
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family detached residence; 1 story
• Construction: Aluminum siding and frame construction; Shingle roof
• Exterior features: Deck; Porch; Chain link fencing; Sloped lot

Interior

• Kitchen: Dishwasher; Refrigerator; Microwave; Range
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Has basement with concrete foundation, crawl space, sump pump, unfinished area and walk-out access; Smoke detector(s)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $80 ($956/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $105k (15.8% below list).
• Recommended offer: $105k (15.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#84 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, health & safety C-, amenities F.
• Marion County Schools (town): math 30% / reading 43% proficiency, ranked #11 of 55 in WV (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Monongah Elementary School (math 27% / reading 37%, grade F, #191 of 377 statewide, top 56%, 269 students, 0% FRL); Monongah Middle School (math 22% / reading 52%, grade F, #28 of 109 statewide, top 27%, 206 students, 0% FRL); North Marion High School (math 27% / reading 47%, grade F, #32 of 110 statewide, top 34%, 738 students, 0% FRL) — zoned schools average 0% FRL vs 46% district-wide (46 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 4 active listings in the ZIP; 3 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($864 loan paydown + $5k appreciation (4.2% local appreciation)).
• At projected returns (4.2% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k 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 ($123k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,199 (15.8% below list)

Questions for the listing agent

1. Built in 1919 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 0.84% ✗
• Cap rate: 7.06%
• Cash-on-cash: 2.73%
• DSCR: 1.12
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $28,152
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Canary St	0.07mi	3/1.5	1,088 (-11%)	24mo	$25,000	$23	56

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

Projected returns pro-forma

4.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.3%
• Equity multiple: 1.82×
• Total profit: $28,552
• Equity at exit: $65,218

10-year hold

• IRR: 14.5%
• Equity multiple: 3.42×
• Total profit: $84,570
• Equity at exit: $108,166

Cash invested: $35,000 (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 26591

• Home prices YoY: 3.6%
• Active inventory: 4
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,052 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$44 /mo · $526/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $80

Break-even live

Break-even rent $951

Max offer price $125,000

Occupancy floor 87%

Sensitivity live

Price	-10% $150	-5% $115	+0% $80	+5% $44	+10% $9
Rent	-10% $-3	-5% $38	+0% $80	+5% $121	+10% $163
Rate	-1.0pp $143	-0.5pp $111	base $80	+0.5pp $47	+1.0pp $14

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-19
   days on market $125,000 Active 16 DOM
2. 2026-06-18
   days on market $125,000 Active 15 DOM
3. 2026-06-17
   days on market $125,000 Active 14 DOM
4. 2026-06-16
   days on market $125,000 Active 13 DOM
5. 2026-06-15
   status $125,000 Active 12 DOM
6. 2026-06-15
   days on market $125,000 Active Under Contract 12 DOM
7. 2026-06-14
   days on market $125,000 Active Under Contract 10 DOM
8. 2026-06-13
   days on market $125,000 Active Under Contract 9 DOM
9. 2026-06-10
   days on market $125,000 Active Under Contract 7 DOM
10. 2026-06-09
    days on market $125,000 Active Under Contract 6 DOM
11. 2026-06-08
    days on market $125,000 Active Under Contract 5 DOM
12. 2026-06-07
    remarks 331-char remark
13. 2026-06-07
    listed $125,000 Active Under Contract 4 DOM

ⓘ 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: $526 · $44/mo
• Projected year-2 tax: $738 · $61/mo
• Expected delta: +$212/yr (+$18/mo · 40.3%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% 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: $12,624
• − Mortgage interest: −$7,002
• − Property taxes: −$526
• − Insurance: −$625
• − Repairs & maintenance: −$1,010
• − Management: −$1,010
• − Depreciation: −$3,636
• Taxable loss: −$1,185
• Est. tax savings @ 24.0%: +$284
• After-tax cash flow: $1,241/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: Marion County Schools
• NCES district ID: 5400720
• Math proficiency: 30% ▼ -14.00%
• Reading proficiency: 43% ▼ -8.00%
• Median HH income: $42,195
• Composite: 30.8/100
• National rank: #6145
• State rank: #11 of 55 in WV

Livability — Enterprise

• Score: 68/100
• State rank: #84
• US rank: #9805

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 622
• Population (ZIP): 1,609

Population outlook (Marion County) Hauer SSP2

• Today (2025): 56,923 people
• By 2030: 56,850 · -0.1%
• By 2040: 56,469 · -0.8%
• By 2050: 56,027 · -1.6%
• By 2075: 55,509 · -2.5%
• By 2100: 51,082 · -10.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 4%
• Common ancestry: Romanian 6% Iranian 3% German 1%
• Languages at home: 90% English-only · German/W. Germanic 10% Other Indo-European 1%

Political lean MEDSL · Marion

• 2024 margin: Solid R (+31.2) · D 33.2% · R 64.5% · Other 2.3%
• 2008→2024 swing: -31.7pp toward R · 2008: 0.5pp · 2024: -31.2pp
• All cycles: 2024: R+31.2 2020: R+28.7 2016: R+33.5 2012: R+14.4 2008: D+0.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.25%
• Current HPI: 123.4615
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-06-05 Contingent — NCWVREIN
• 2026-06-03 Listed $125,000 NCWVREIN

Property tax history

+3.2%/yr

Latest (2025): $526 · +4.6% YoY. Source: county tax records.