57950 Kilgore St · Wheeling, WV 43906

$95,000

2 bd · 1.0 ba · 1,216 sqft · SingleFamily public records · 261 Days on market

Built 1925 0.34 ac lot $78/sqft · 30% above area Est $73k · 30% over

---

Why this score? — see what drove the D- 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 +11.4/30.0
• Appreciation +5.9/10.0
• Schools +4.4/10.0
• Livability +3.5/5.0
• DSCR +3.3/10.0
• 1% rule +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

Welcome to 57950 Kilgore Road, a charming ranch-style home nestled on a beautiful piece of land offering both comfort and potential. Inside, you’ll find 3 spacious bedrooms and a great backyard. The inviting layout provides easy single-level living with bright, open spaces perfect for gathering and everyday life. Outside, the property boasts great land for gardening, recreation, or simply soaking in the peaceful country views. A garage adds convenience for parking and storage, while the setting offers the privacy and space you’ve been searching for. This home is ideal for those wanting the simplicity of ranch living with room to grow in a tranquil location. Metal Roof in 2019, central air with heat pump In 2018, new furnace in 2019, new fencing in 2017, brand new windows in 2025!

Key facts

• Privacy and space
• Single level living
• Ranch style home

Tags

• RANCH STYLE HOME
• GREAT LAND FOR GARDENING
• PEACEFUL COUNTRY VIEWS
• PRIVACY AND SPACE
• SINGLE LEVEL LIVING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $-89 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $79k (16.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $73k (23.4% below list).
• Recommended offer: $73k (23.4% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.3% in Wheeling — 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 69/100 on livability (#74 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: crime F, amenities F, commute F.
• Bridgeport Exempted Village (suburban): math 49% / reading 57% proficiency, ranked #429 of 656 in OH (top 65%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 4 units permitted in Belmont County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($657 loan paydown + $2k appreciation (1.8% local appreciation)).
• Belmont County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 261 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $53k; list at $95k implies a 78% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,733 (23.4% 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. It's been on market 261 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. 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.
11. 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.
12. 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: 5.87%
• Cash-on-cash: -1.53%
• DSCR: 0.93
• GRM: 10.9

CMA / ARV

• ARV (median comp): $73,059
• List price: $95,000
• Delta: 30.03%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
57950 Kilgore St	0.00mi	3/1.0 (+1)	1,216 (0%)	0mo	$95,000	$78	95
317 S York St	0.68mi	2/1.5	1,120 (-8%)	9mo	$38,500	$34	45
225 Jacquette St	0.73mi	3/2.0 (+1)	1,356 (+12%)	1mo	$65,000	$48	37
67638 Kirkwood Heights Rd	0.63mi	3/2.5 (+1)	1,344 (+10%)	15mo	$250,000	$186	29

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

Projected returns pro-forma

1.79% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-175
• Equity at exit: $36,397

10-year hold

• IRR: 4.3%
• Equity multiple: 1.57×
• Total profit: $15,164
• Equity at exit: $51,601

Cash invested: $26,600 (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 43906

• Home prices YoY: 1.1%
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $727 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$71 /mo · $848/yr
• Insurance: −$40
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$153
• Net cashflow: $-89

Break-even live

Break-even rent $841

Max offer price $79,205

Occupancy floor —

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 16th St Wheeling, WV	1.0–3.0	1.0–2.0	1000	$9,156	$9.16	43d	1	0.80mi
10 Mayo St Wheeling, WV	2.0	1.5	800	$606	$0.76	43d	3	0.94mi
15 39th St Wheeling, WV	1.0	1.0	848	$790	$0.93	43d	1	1.17mi
8 5th St Wheeling, WV	2.0	1.5	801	$824	$1.03	43d	1	1.34mi

Listing history 6 events

1. 2025-12-08
   price $95,000 802-char remark

   Show marketing remark (802 chars)

   Welcome to 57950 Kilgore Road, a charming ranch-style home nestled on a beautiful piece of land offering both comfort and potential. Inside, you’ll find 3 spacious bedrooms and a great backyard. The inviting layout provides easy single-level living with bright, open spaces perfect for gathering and everyday life. Outside, the property boasts great land for gardening, recreation, or simply soaking in the peaceful country views. A garage adds convenience for parking and storage, while the setting offers the privacy and space you’ve been searching for. This home is ideal for those wanting the simplicity of ranch living with room to grow in a tranquil location. Metal Roof in 2019, central air with heat pump In 2018, new furnace in 2019, new fencing in 2017, brand new windows in 2025!

2. 2025-09-10
   listed $100,000 Active 802-char remark

   Show marketing remark (802 chars)

   Welcome to 57950 Kilgore Road, a charming ranch-style home nestled on a beautiful piece of land offering both comfort and potential. Inside, you’ll find 3 spacious bedrooms and a great backyard. The inviting layout provides easy single-level living with bright, open spaces perfect for gathering and everyday life. Outside, the property boasts great land for gardening, recreation, or simply soaking in the peaceful country views. A garage adds convenience for parking and storage, while the setting offers the privacy and space you’ve been searching for. This home is ideal for those wanting the simplicity of ranch living with room to grow in a tranquil location. Metal Roof in 2019, central air with heat pump In 2018, new furnace in 2019, new fencing in 2017, brand new windows in 2025!

3. 2016-05-26
   soldstatus $53,300
4. 2016-05-23
   soldstatus $53,250 225-char remark

   Show marketing remark (225 chars)

   Nice three bedroom home all on one floor. Property out back and above with 2 decks attached to the house and another large deck with a view of the Ohio River. Plenty of storage space. There is a shared spring on the property.

5. 2016-04-11
   listed $55,000 225-char remark

   Show marketing remark (225 chars)

   Nice three bedroom home all on one floor. Property out back and above with 2 decks attached to the house and another large deck with a view of the Ohio River. Plenty of storage space. There is a shared spring on the property.

6. 2005-02-28
   soldstatus $33,000

ⓘ 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: $848 · $71/mo
• Projected year-2 tax: $848 · $71/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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 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: $8,728
• − Mortgage interest: −$5,321
• − Property taxes: −$848
• − Insurance: −$1,142
• − Repairs & maintenance: −$698
• − Management: −$698
• − Depreciation: −$2,764
• Taxable loss: −$2,743
• Est. tax savings @ 24.0%: +$658
• After-tax cash flow: $-415/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: Bridgeport Exempted Village
• NCES district ID: 3904523
• Math proficiency: 49% ▼ -16.00%
• Reading proficiency: 57% ▼ -8.00%
• Median HH income: $31,819
• Composite: 43.51/100
• National rank: #2992
• State rank: #429 of 656 in OH

Livability — Wheeling

• Score: 69/100
• State rank: #74
• US rank: #8950

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Belmont
• City population: 39,982
• Metro: Wheeling, WV-OH
• Population (ZIP): 7,888
• Household income: $41,635
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 5.6

Population outlook (Belmont County) Hauer SSP2

• Today (2025): 66,568 people
• By 2030: 64,818 · -2.6%
• By 2040: 60,702 · -8.8%
• By 2050: 56,427 · -15.2%
• By 2075: 46,222 · -30.6%
• By 2100: 34,611 · -48.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Black 4%
• Common ancestry: Romanian 5% Slovak 2% Iranian 2%
• Foreign-born: 1%

Political lean MEDSL · Belmont

• 2024 margin: Solid R (+47.3) · D 26.0% · R 73.3%
• 2008→2024 swing: -50.0pp toward R · 2008: 2.7pp · 2024: -47.3pp
• All cycles: 2024: R+47.3 2020: R+43.6 2016: R+39.5 2012: R+8.4 2008: D+2.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.79%
• Current HPI: 159.8031
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+187.9% since first listed

6 events — show timeline

• 2025-12-08 Price Changed $95,000 MLSNOW
• 2025-09-10 Listed $100,000 MLSNOW
• 2016-05-26 Sold (Public Records) $53,300 Public Records
• 2016-05-23 Sold (MLS) $53,250 MLSNOW
• 2016-04-11 Listed $55,000 MLSNOW
• 2005-02-28 Sold (Public Records) $33,000 Public Records

Property tax history

+6.3%/yr

Latest (2025): $848 · +2.0% YoY. Source: county tax records.