10 Center St · Rowlesburg, WV 26425

$35,999

1 bd · 1.0 ba · 640 sqft · SingleFamily public records · 80 Days on market

Built 1880 6,970 sqft lot

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

Looking for a get away? This house is minutes from Cheat River where you can fish, swim or float down the river as well as a community park. Located on a corner lot this property has one bedroom, living room, kitchen/dining room combination and laundry area with shower and den that could be turned into bedroom #2. You can easily cook out on your front porch or enjoy the side view. Unfinished basement. Natural gas heat and central air. 200 amp service and new shingled roof in 2014.Fully furnished so it's ready for you to move in. Very close to the elementary school.

Key facts

• Front porch
• Unfinished basement
• 200 amp service

Tags

• CORNER LOT
• FRONT PORCH
• UNFINISHED BASEMENT
• NATURAL GAS HEAT
• CENTRAL AIR
• 200 AMP SERVICE

Property features AI

Finance

• Other: Located at 10 Center St, Rowlesburg, WV

Exterior

• Parking: No dedicated parking
• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; One story
• Construction: Aluminum siding and frame construction; Shingle roof; Has basement (unfinished)
• Exterior features: Front porch; Corner lot; Irregular-shaped lot

Interior

• Kitchen: Includes refrigerator, microwave, and range
• Bedrooms: Total of 4 rooms (includes bedrooms and other living spaces)
• Heating & cooling: Central air; Ceiling fan(s); Natural gas heating
• Interior features: Refrigerator, Microwave, Range; Unfinished basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $36k.

Deal economics

• At list price, monthly cash flow is $352 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($789 rent vs $36k).
• Recommended offer: $34k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#80 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; 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: Rowlesburg School (math 24% / reading 24%, grade F, #287 of 377 statewide, top 85%, 40 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: 2 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 $3k of equity ($249 loan paydown + $3k appreciation (8.1% 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 (8.1% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $12k; list at $36k implies a 198% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1880 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $33,839 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.19% ✓
• Cap rate: 19.88%
• Cash-on-cash: 48.51%
• DSCR: 3.16
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 54.2%
• Equity multiple: 4.71×
• Total profit: $37,417
• Equity at exit: $27,507

10-year hold

• IRR: 49.3%
• Equity multiple: 10.12×
• Total profit: $91,967
• Equity at exit: $54,753

Cash invested: $10,080 (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 26425

• Home prices YoY: 5.9%
• Active inventory: 2
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $789 medium
• Mortgage (P&I): −$189
• Tax from tax record: −$12 /mo · $144/yr
• Insurance: −$15
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$166
• Net cashflow: $352

Break-even live

Break-even rent $343

Max offer price $35,999

Occupancy floor 50%

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: $9,000
• Closing costs: $1,080
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $35,999 Active 80 DOM
2. 2026-06-18
   days on market $35,999 Active 79 DOM
3. 2026-06-17
   days on market $35,999 Active 78 DOM
4. 2026-06-16
   days on market $35,999 Active 77 DOM
5. 2026-06-15
   days on market $35,999 Active 76 DOM
6. 2026-06-14
   days on market $35,999 Active 74 DOM
7. 2026-06-13
   days on market $35,999 Active 73 DOM
8. 2026-06-10
   days on market $35,999 Active 71 DOM
9. 2026-06-09
   days on market $35,999 Active 70 DOM
10. 2026-06-08
    days on market $35,999 Active 69 DOM
11. 2026-06-07
    days on market $35,999 Active 68 DOM
12. 2026-06-03
    days on market $35,999 Active 64 DOM
13. 2026-06-02
    days on market $35,999 Active 63 DOM
14. 2026-06-01
    days on market $35,999 Active 62 DOM
15. 2026-05-31
    days on market $35,999 Active 61 DOM
16. 2026-05-30
    days on market $35,999 Active 60 DOM
17. 2026-04-27
    price $39,999
18. 2026-03-31
    listed $42,500 Active
19. 2025-10-01
    price $42,500
20. 1996-10-18
    soldstatus $12,100

ⓘ 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: $144 · $12/mo
• Projected year-2 tax: $212 · $18/mo
• Expected delta: +$68/yr (+$6/mo · 47.5%)

ⓘ 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) · 78% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥94°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,467
• − Mortgage interest: −$2,017
• − Property taxes: −$144
• − Insurance: −$846
• − Repairs & maintenance: −$757
• − Management: −$757
• − Depreciation: −$1,047
• Taxable income: $3,898
• Est. tax owed @ 24.0%: −$935
• After-tax cash flow: $3,287/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 — Rowlesburg

• Score: 68/100
• State rank: #80
• US rank: #9496

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rowlesburg, WV
• Population (ZIP): 864

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 (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Slovak 2% Lithuanian 2% Iranian 1%

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: ▲ 8.06%
• Current HPI: 145.3881
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+230.6% since first listed

4 events — show timeline

• 2026-04-27 Price Changed $39,999 NCWVREIN
• 2026-03-31 Listed $42,500 NCWVREIN
• 2025-10-01 Price Changed $42,500 NCWVREIN
• 1996-10-18 Sold (Public Records) $12,100 Public Records

Property tax history

+0.9%/yr

Latest (2025): $144 · -4.2% YoY. Source: county tax records.