595.5 S Pike · Shinnston, WV 26431

$75,900

2 bd · 1.0 ba · 572 sqft · SingleFamily public records · 60 Days on market

Built 1945 2,178 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 +21.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• Appreciation +6.5/10.0
• 1% rule +5.7/10.0
• Livability +4.0/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming 2 bed, 1 bath bungalow with single-level living. Features new roof and new windows. Great opportunity for first-time home buyers or those looking to downsize. See agent remarks

Key facts

• 2,178 sq ft lot
• Community pool
• Built 1945

Property features AI

Finance

• HOA & community: Community pool

Exterior

• Parking: No parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; 2 stories
• Construction: Brick construction; Shingle roof; Has basement (concrete, unfinished)
• Exterior features: Porch; Sloped lot; Irregular lot shape

Interior

• Kitchen: Refrigerator; Range
• Bedrooms: Total rooms: 4
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Ceiling fan(s) for cooling
• Interior features: Refrigerator, Range; Vinyl flooring; Concrete unfinished basement; Ceiling fan(s); Smoke detector(s)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $76k.

Deal economics

• At list price, monthly cash flow is $114 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($810 rent vs $76k).
• Recommended offer: $74k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 80/100 on livability (#12 in WV, #1,712 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F.
• Harrison County Schools (town): math 29% / reading 43% proficiency, ranked #12 of 55 in WV (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Big Elm Elementary School (math 33% / reading 29%, grade F, #215 of 377 statewide, top 57%, 624 students, 0% FRL); Lincoln Middle School (math 20% / reading 43%, grade F, #52 of 109 statewide, top 49%, 444 students, 0% FRL); Lincoln High School (math 17% / reading 37%, grade F, #79 of 110 statewide, top 78%, 548 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: 14 active listings in the ZIP; 84 units permitted in Harrison County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($525 loan paydown + $2k appreciation (3.0% local appreciation)).
• Harrison County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $4k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $76k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $73,623 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 8.09%
• Cash-on-cash: 6.43%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.95% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.4%
• Equity multiple: 1.76×
• Total profit: $16,216
• Equity at exit: $33,923

10-year hold

• IRR: 15.3%
• Equity multiple: 3.25×
• Total profit: $47,833
• Equity at exit: $52,121

Cash invested: $21,252 (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 26431

• Home prices YoY: 1.8%
• Active inventory: 14
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $810 medium
• Mortgage (P&I): −$398
• Tax from tax record: −$97 /mo · $1,159/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$170
• Net cashflow: $114

Break-even live

Break-even rent $666

Max offer price $75,900

Occupancy floor 81%

Sensitivity live

Price	-10% $157	-5% $135	+0% $114	+5% $92	+10% $71
Rent	-10% $50	-5% $82	+0% $114	+5% $146	+10% $178
Rate	-1.0pp $152	-0.5pp $133	base $114	+0.5pp $94	+1.0pp $74

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: $18,975
• Closing costs: $2,277
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $75,900 Active 60 DOM
2. 2026-06-19
   days on market $75,900 Active 58 DOM
3. 2026-06-18
   days on market $75,900 Active 57 DOM
4. 2026-06-17
   days on market $75,900 Active 56 DOM
5. 2026-06-16
   days on market $75,900 Active 55 DOM
6. 2026-06-15
   days on market $75,900 Active 54 DOM
7. 2026-06-14
   days on market $75,900 Active 52 DOM
8. 2026-06-12
   days on market $75,900 Active 51 DOM
9. 2026-06-09
   days on market $75,900 Active 48 DOM
10. 2026-06-08
    days on market $75,900 Active 47 DOM
11. 2026-06-07
    days on market $75,900 Active 46 DOM
12. 2026-06-05
    days on market $75,900 Active 43 DOM
13. 2026-06-03
    days on market $75,900 Active 42 DOM
14. 2026-06-02
    days on market $75,900 Active 41 DOM
15. 2026-06-01
    days on market $75,900 Active 40 DOM
16. 2026-05-31
    days on market $75,900 Active 39 DOM
17. 2026-05-30
    days on market $75,900 Active 38 DOM
18. 2026-05-21
    price $99,900 185-char remark

    Show marketing remark (185 chars)

    Charming 2 bed, 1 bath bungalow with single-level living. Features new roof and new windows. Great opportunity for first-time home buyers or those looking to downsize. See agent remarks

19. 2026-05-18
    price $75,900
20. 2026-05-06
    status Active 185-char remark

    Show marketing remark (185 chars)

    Charming 2 bed, 1 bath bungalow with single-level living. Features new roof and new windows. Great opportunity for first-time home buyers or those looking to downsize. See agent remarks

21. 2026-04-22
    listed $79,900 Active
22. 2026-04-18
    historical Active Under Contract 185-char remark

    Show marketing remark (185 chars)

    Charming 2 bed, 1 bath bungalow with single-level living. Features new roof and new windows. Great opportunity for first-time home buyers or those looking to downsize. See agent remarks

23. 2026-04-16
    listed $104,900 Active 185-char remark

    Show marketing remark (185 chars)

    Charming 2 bed, 1 bath bungalow with single-level living. Features new roof and new windows. Great opportunity for first-time home buyers or those looking to downsize. See agent remarks

24. 2020-09-23
    soldstatus $45,000
25. 2020-09-22
    soldstatus $45,000 478-char remark

    Show marketing remark (478 chars)

    TWO for one. There are 2 houses on this property but each have separate utilities and there are 2 addresses: 595 So Pike Street and 595 1/2 is the house in the back. These would be excellent rentals or you could live in one and rent the other. The electrical service has been upgraded in both houses. The last rental brought in $1,100 per month, $650 in the front house and $450 in the back house. The back house also has access from another alley/street. Bring your offer soon.

26. 2020-06-24
    listed $55,000 478-char remark

    Show marketing remark (478 chars)

    TWO for one. There are 2 houses on this property but each have separate utilities and there are 2 addresses: 595 So Pike Street and 595 1/2 is the house in the back. These would be excellent rentals or you could live in one and rent the other. The electrical service has been upgraded in both houses. The last rental brought in $1,100 per month, $650 in the front house and $450 in the back house. The back house also has access from another alley/street. Bring your offer soon.

ⓘ 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: $1,159 · $97/mo
• Projected year-2 tax: $1,159 · $97/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 5/10 Major FEMA zone X (unshaded) · 66% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥97°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% 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: $9,723
• − Mortgage interest: −$4,252
• − Property taxes: −$1,159
• − Insurance: −$380
• − Repairs & maintenance: −$778
• − Management: −$778
• − Depreciation: −$2,208
• Taxable income: $169
• Est. tax owed @ 24.0%: −$41
• After-tax cash flow: $1,326/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: Harrison County Schools
• NCES district ID: 5400510
• Math proficiency: 29% ▼ -10.00%
• Reading proficiency: 43% ▼ -3.00%
• Median HH income: $43,269
• Composite: 30.48/100
• National rank: #6222
• State rank: #12 of 55 in WV

Livability — Shinnston

• Score: 80/100
• State rank: #12
• US rank: #1712

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shinnston, WV
• Population (ZIP): 5,899

Population outlook (Harrison County) Hauer SSP2

• Today (2025): 67,273 people
• By 2030: 65,963 · -1.9%
• By 2040: 63,033 · -6.3%
• By 2050: 59,999 · -10.8%
• By 2075: 52,524 · -21.9%
• By 2100: 42,654 · -36.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Iranian 8% Lithuanian 2% Romanian 2%
• Foreign-born: 1% · Canada, Vietnam
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Harrison

• 2024 margin: Solid R (+41.0) · D 28.5% · R 69.4% · Other 2.1%
• 2008→2024 swing: -27.6pp toward R · 2008: -13.3pp · 2024: -41.0pp
• All cycles: 2024: R+41.0 2020: R+37.6 2016: R+39.5 2012: R+23.5 2008: R+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.95%
• Current HPI: 172.0039
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+81.6% since first listed

9 events — show timeline

• 2026-05-21 Price Changed $99,900 NCWVREIN
• 2026-05-18 Price Changed $75,900 NCWVREIN
• 2026-05-06 Relisted — NCWVREIN
• 2026-04-22 Listed $79,900 NCWVREIN
• 2026-04-18 Contingent — NCWVREIN
• 2026-04-16 Listed $104,900 NCWVREIN
• 2020-09-23 Sold (Public Records) $45,000 Public Records
• 2020-09-22 Sold (MLS) $45,000 NCWVREIN
• 2020-06-24 Listed $55,000 NCWVREIN

Property tax history

+3.1%/yr

Latest (2025): $1,159 · +7.5% YoY. Source: county tax records.