104 Pollock St · Paden City, WV 26159

$89,000

2 bd · 1.0 ba · 760 sqft · SingleFamily public records · 133 Days on market

Built 1948 8,712 sqft lot ↓ 6% since listing

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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 +18.2/30.0
• Appreciation +9.7/10.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +4.0/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Motivated Seller! Cozy home on a large double lot centrally located. This home features 2 bedrooms, 1 bath and new flooring through out. This property will be a great started home or investment property. Call today for your private showing. All measurements are approximate.

Key facts

• New flooring
• Large double lot
• 8,712 sq ft lot

Tags

• LARGE DOUBLE LOT
• NEW FLOORING

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Public water; Public sewer
• Home design: Single-family ranch residence; One story
• Construction: Vinyl siding; Shingle roof
• Exterior features: Porch; Level lot

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Window air conditioning units
• Interior features: Range; Refrigerator; Gas water heater; Window air conditioning units; Forced air heating (natural gas); 5 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $81 ($966/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 $80k (10.4% below list).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#133 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: schools D, employment D, amenities F.
• Tyler County Schools (rural): math 31% / reading 39% proficiency, ranked #18 of 55 in WV (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 12 active listings in the ZIP.

Forward outlook

• In year one you build about $9k of equity ($615 loan paydown + $8k appreciation (9.4% local appreciation)).
• Tyler County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.4% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $6k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 8→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — 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 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?
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: 0.90% ✗
• Cap rate: 7.38%
• Cash-on-cash: 3.88%
• DSCR: 1.17
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.37% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.8%
• Equity multiple: 3.00×
• Total profit: $49,742
• Equity at exit: $76,104

10-year hold

• IRR: 22.8%
• Equity multiple: 6.68×
• Total profit: $141,511
• Equity at exit: $159,972

Cash invested: $24,920 (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 26159

• Home prices YoY: 5.5%
• Active inventory: 12
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $798 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$46 /mo · $551/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$168
• Net cashflow: $81

Break-even live

Break-even rent $696

Max offer price $89,000

Occupancy floor 85%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $89,000 Active 133 DOM
2. 2026-06-17
   days on market $89,000 Active 132 DOM
3. 2026-06-16
   days on market $89,000 Active 131 DOM
4. 2026-06-15
   days on market $89,000 Active 130 DOM
5. 2026-06-15
   days on market $89,000 Active 129 DOM
6. 2026-06-13
   days on market $89,000 Active 128 DOM
7. 2026-06-12
   days on market $89,000 Active 127 DOM
8. 2026-06-09
   days on market $89,000 Active 124 DOM
9. 2026-06-08
   days on market $89,000 Active 123 DOM
10. 2026-06-08
    days on market $89,000 Active 122 DOM
11. 2026-06-07
    days on market $89,000 Active 121 DOM
12. 2026-06-04
    days on market $89,000 Active 119 DOM
13. 2026-06-03
    days on market $89,000 Active 118 DOM
14. 2026-06-02
    days on market $89,000 Active 117 DOM
15. 2026-06-01
    days on market $89,000 Active 116 DOM
16. 2026-05-31
    days on market $89,000 Active 115 DOM
17. 2026-05-08
    price $89,000
18. 2026-02-05
    listed $95,000 Active
19. 2025-11-07
    price $99,000
20. 2025-02-24
    status Active
21. 2024-12-09
    historical
22. 2024-10-03
    price $108,000
23. 2024-06-09
    listed $116,000 Active
24. 2023-04-06
    soldstatus $92,500
25. 2023-04-05
    soldstatus $92,500
26. 2023-02-05
    listed $95,000

ⓘ 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: $551 · $46/mo
• Projected year-2 tax: $551 · $46/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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 8 d/yr ≥97°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,573
• − Mortgage interest: −$4,985
• − Property taxes: −$551
• − Insurance: −$445
• − Repairs & maintenance: −$766
• − Management: −$766
• − Depreciation: −$2,589
• Taxable loss: −$529
• Est. tax savings @ 24.0%: +$127
• After-tax cash flow: $1,093/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: Tyler County Schools
• NCES district ID: 5401440
• Math proficiency: 31% ▼ -11.00%
• Reading proficiency: 39% ▼ -8.00%
• Median HH income: $37,906
• Composite: 29.17/100
• National rank: #6576
• State rank: #18 of 55 in WV

Livability — Paden City

• Score: 64/100
• State rank: #133
• US rank: #13654

Category grades

Amenities F Commute F 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: Paden City, WV
• City population: 2,523
• Population (ZIP): 2,523

Population outlook (Tyler County) Hauer SSP2

• Today (2025): 8,409 people
• By 2030: 8,035 · -4.4%
• By 2040: 7,233 · -14.0%
• By 2050: 6,460 · -23.2%
• By 2075: 4,823 · -42.6%
• By 2100: 3,342 · -60.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Slovak 1% Serbian 1% Italian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Tyler

• 2024 margin: Solid R (+67.4) · D 15.3% · R 82.7% · Other 2.0%
• 2008→2024 swing: -36.0pp toward R · 2008: -31.4pp · 2024: -67.4pp
• All cycles: 2024: R+67.4 2020: R+66.2 2016: R+68.0 2012: R+43.5 2008: R+31.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.37%
• Current HPI: 179.1787
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-6.3% since first listed

10 events — show timeline

• 2026-05-08 Price Changed $89,000 WBOR
• 2026-02-05 Listed $95,000 WBOR
• 2025-11-07 Price Changed $99,000 WBOR
• 2025-02-24 Relisted — WBOR
• 2024-12-09 Delisted — WBOR
• 2024-10-03 Price Changed $108,000 WBOR
• 2024-06-09 Listed $116,000 WBOR
• 2023-04-06 Sold (Public Records) $92,500 Public Records
• 2023-04-05 Sold (MLS) $92,500 WBOR
• 2023-02-05 Listed $95,000 WBOR

Property tax history

+14.0%/yr

Latest (2025): $551 · +6.3% YoY. Source: county tax records.