83 3rd St · Masontown, WV 26524

$169,000

4 bd · 2.0 ba · 1,568 sqft · SingleFamily public records · 70 Days on market

Built 1919 0.85 ac lot Est $202k · 16% 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 +14.9/15.0
• Cash flow +14.5/30.0
• Appreciation +5.0/10.0
• DSCR +4.4/10.0
• Livability +3.2/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

This home has every man's dream garage. Home will need some TLC and is being sold "as-is". 4 bedroom/2 bath on a basement with a 30 X 50 garage with 20' ceilings. The home sits on . 85 acres. It has both a front and back porch. Garage has electric and water and is plumbed for a bathroom. Short commute to Morgantown and Kingwood.

Key facts

• Front porch
• Back porch
• 0.85 acre lot

Tags

• FRONT PORCH
• BACK PORCH
• PLUMBED FOR A BATHROOM
• SHORT COMMUTE TO MORGANTOWN
• SHORT COMMUTE TO KINGWOOD

Property features AI

Exterior

• Parking: Off-street parking; On-street parking; Other parking
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family detached residence; 2 stories
• Construction: Block, frame and vinyl siding construction; Shingle roof; Concrete basement (unfinished) with walk-out access
• Exterior features: Porch; Level lot

Interior

• Kitchen: Dishwasher; Refrigerator; Range; Garbage disposal
• Bedrooms: 7 total rooms (includes bedrooms and living spaces)
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Ceiling fans; Window air conditioning units; Oil heating; Wood heating
• Interior features: Dishwasher; Refrigerator; Range; Disposal

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $37 ($443/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 $132k (22.0% below list).
• Recommended offer: $132k (22.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#166 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, employment F.
• Preston County Schools (rural): math 22% / reading 33% proficiency, ranked #39 of 55 in WV (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: West Preston School (math 16% / reading 24%, grade F, #338 of 377 statewide, top 90%, 656 students, 0% FRL); Central Preston Middle School (math 19% / reading 42%, grade F, #57 of 109 statewide, top 52%, 322 students, 0% FRL); Preston High School (math 10% / reading 32%, grade F, #100 of 110 statewide, top 91%, 1,178 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: 1 active listings in the ZIP; 2 units permitted in Preston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Preston County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $47k cash investment doubles in ~6 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 70 days — a 6% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $80k; list at $169k implies a 111% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $131,753 (22.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Built in 1919 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.78% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.94%
• DSCR: 1.04
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $202,272
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4145 Mckinney Cave Rd	0.15mi	3/2.0 (-1)	1,430 (-9%)	8mo	$170,000	$119	67
156 Chapel Brooke	0.35mi	3/2.0 (-1)	1,588 (+1%)	17mo	$220,000	$139	62
39 Chapel Brooke	0.34mi	3/2.5 (-1)	1,524 (-3%)	20mo	$267,500	$176	56
67 Gibson Ave	0.67mi	4/1.5	1,408 (-10%)	3mo	$185,700	$132	48
402 S Main St	0.47mi	4/2.0	1,736 (+11%)	18mo	$196,000	$113	45
107 Orchard St	0.67mi	3/2.0 (-1)	1,684 (+7%)	11mo	$165,000	$98	42
155 Roosevelt Ave	0.59mi	4/2.0	1,388 (-12%)	22mo	$150,000	$108	34
105 Cherry St	0.55mi	3/2.0 (-1)	1,723 (+10%)	23mo	$223,000	$129	34

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

Projected returns pro-forma

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

5-year hold

• IRR: 8.3%
• Equity multiple: 1.48×
• Total profit: $22,626
• Equity at exit: $75,990

10-year hold

• IRR: 10.9%
• Equity multiple: 2.63×
• Total profit: $77,171
• Equity at exit: $117,109

Cash invested: $47,320 (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 26524

• Active inventory: 1
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,318 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$47 /mo · $568/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $37

Break-even live

Break-even rent $1,271

Max offer price $169,000

Occupancy floor 92%

Sensitivity live

Price	-10% $133	-5% $85	+0% $37	+5% $-11	+10% $-59
Rent	-10% $-67	-5% $-15	+0% $37	+5% $89	+10% $141
Rate	-1.0pp $122	-0.5pp $80	base $37	+0.5pp $-7	+1.0pp $-51

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-22
   days on market $169,000 Active 70 DOM
2. 2026-06-19
   days on market $169,000 Active 68 DOM
3. 2026-06-18
   days on market $169,000 Active 67 DOM
4. 2026-06-17
   days on market $169,000 Active 66 DOM
5. 2026-06-16
   days on market $169,000 Active 65 DOM
6. 2026-06-15
   days on market $169,000 Active 64 DOM
7. 2026-06-14
   days on market $169,000 Active 62 DOM
8. 2026-06-13
   days on market $169,000 Active 61 DOM
9. 2026-06-10
   days on market $169,000 Active 59 DOM
10. 2026-06-09
    days on market $169,000 Active 58 DOM
11. 2026-06-08
    days on market $169,000 Active 57 DOM
12. 2026-06-07
    days on market $169,000 Active 56 DOM
13. 2026-06-03
    days on market $169,000 Active 52 DOM
14. 2026-06-02
    days on market $169,000 Active 51 DOM
15. 2026-06-01
    days on market $169,000 Active 50 DOM
16. 2026-05-31
    days on market $169,000 Active 49 DOM
17. 2026-05-30
    days on market $169,000 Active 48 DOM
18. 2026-04-12
    listed $169,000 Active
19. 2023-05-30
    soldstatus $80,000

ⓘ 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: $568 · $47/mo
• Projected year-2 tax: $997 · $83/mo
• Expected delta: +$429/yr (+$36/mo · 75.7%)

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

Taxation est. · year 1

• Rental income: $15,810
• − Mortgage interest: −$9,467
• − Property taxes: −$568
• − Insurance: −$845
• − Repairs & maintenance: −$1,265
• − Management: −$1,265
• − Depreciation: −$4,916
• Taxable loss: −$2,515
• Est. tax savings @ 24.0%: +$604
• After-tax cash flow: $1,046/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: Preston County Schools
• NCES district ID: 5401170
• Math proficiency: 22% ▼ -8.00%
• Reading proficiency: 33% ▼ -6.00%
• Median HH income: $43,997
• Composite: 23.51/100
• National rank: #7869
• State rank: #39 of 55 in WV

Livability — Masontown

• Score: 63/100
• State rank: #166
• US rank: #15552

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 135

Population outlook (Preston County) Hauer SSP2

• Today (2025): 33,786 people
• By 2030: 33,618 · -0.5%
• By 2040: 32,953 · -2.5%
• By 2050: 32,131 · -4.9%
• By 2075: 30,774 · -8.9%
• By 2100: 27,037 · -20.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Iranian 18%

Political lean MEDSL · Preston

• 2024 margin: Solid R (+57.0) · D 20.5% · R 77.5% · Other 2.1%
• 2008→2024 swing: -30.5pp toward R · 2008: -26.5pp · 2024: -57.0pp
• All cycles: 2024: R+57.0 2020: R+55.1 2016: R+55.8 2012: R+44.4 2008: R+26.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+111.2% since first listed

2 events — show timeline

• 2026-04-12 Listed $169,000 NCWVREIN
• 2023-05-30 Sold (Public Records) $80,000 Public Records

Property tax history

+15.7%/yr

Latest (2025): $568 · +21.3% YoY. Source: county tax records.