2589 Philippi · Anmoore, WV 26323

$15,000

2 bd · 1.0 ba · 952 sqft · SingleFamily public records · 254 Days on market

Built 1910 7,500 sqft lot ↓ 30% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +5.0/10.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

CHECK OUT this home as it has a lot of potential. Complete the remodeling at this price you would have a nice home close to all the ammentiies in the Bridgeport/Emily Drive area, or own your own rental for extra income. New windows through out the home. Most likely will have to be CASH ONLY !!!! The only way into the property is from Philippi Pike. You have to go up the steps out front. No access to the property from the back of the home. Seller is selling "As Is" Age, sq. footage and lot size is appx. Call list agent for appointment and combination code.

Key facts

• New windows
• 7,500 sq ft lot
• Built 1910

Tags

• NEW WINDOWS

Property features AI

Exterior

• Parking: Off-street and on-street parking available
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family detached residence; Single-story
• Construction: Block, brick, frame, and masonite construction; Shingle roof
• Exterior features: Sloped lot

Interior

• Flooring: Laminate; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating listed
• Interior features: Laminate and vinyl flooring; Partial, unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $15k.

Deal economics

• At list price, monthly cash flow is $575 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($885 rent vs $15k).
• Recommended offer: $13k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#42 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, commute A; Watch: amenities F, employment 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: Johnson Elementary School (math 53% / reading 59%, grade C+, #28 of 377 statewide, top 7%, 714 students, 0% FRL); Bridgeport Middle School (math 43% / reading 63%, grade C+, #3 of 109 statewide, top 2%, 603 students, 0% FRL); Bridgeport High School (math 47% / reading 72%, grade C+, #3 of 110 statewide, top 2%, 808 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.
• Zoned-school proficiency averages 56% at this address vs 36% district-wide (+20 pts) — the actual schools serving this property are materially stronger than the Harrison County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 3 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 $554 of equity ($104 loan paydown + $450 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 $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 254 days — a 12% lower offer ($13k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $13,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 254 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 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
8. 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.
9. 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.
10. 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: 5.90% ✓
• Cap rate: 52.32%
• Cash-on-cash: 164.37%
• DSCR: 8.31
• GRM: 1.4

CMA / ARV

• ARV (on-the-fly): $182,784
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
86 Plainfield Ave	0.38mi	2/1.0	964 (+1%)	11mo	$47,500	$49	71
408 Parkway Ave	0.71mi	2/1.5	1,092 (+15%)	4mo	$210,000	$192	37

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: —
• Equity multiple: 10.16×
• Total profit: $38,472
• Equity at exit: $6,745

10-year hold

• IRR: —
• Equity multiple: 21.39×
• Total profit: $85,647
• Equity at exit: $10,394

Cash invested: $4,200 (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 26323

• Active inventory: 3
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $885 medium
• Mortgage (P&I): −$79
• Tax from tax record: −$39 /mo · $467/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $575

Break-even live

Break-even rent $157

Max offer price $15,000

Occupancy floor 30%

Sensitivity live

Price	-10% $584	-5% $580	+0% $575	+5% $571	+10% $567
Rent	-10% $505	-5% $540	+0% $575	+5% $610	+10% $645
Rate	-1.0pp $583	-0.5pp $579	base $575	+0.5pp $571	+1.0pp $567

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: $3,750
• Closing costs: $450
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $15,000 Active 254 DOM
2. 2026-06-18
   days on market $15,000 Active 253 DOM
3. 2026-06-17
   days on market $15,000 Active 252 DOM
4. 2026-06-16
   days on market $15,000 Active 251 DOM
5. 2026-06-15
   days on market $15,000 Active 250 DOM
6. 2026-06-14
   days on market $15,000 Active 248 DOM
7. 2026-06-12
   days on market $15,000 Active 247 DOM
8. 2026-06-09
   days on market $15,000 Active 244 DOM
9. 2026-06-08
   days on market $15,000 Active 243 DOM
10. 2026-06-07
    days on market $15,000 Active 242 DOM
11. 2026-06-05
    days on market $15,000 Active 239 DOM
12. 2026-06-03
    days on market $15,000 Active 238 DOM
13. 2026-06-02
    days on market $15,000 Active 237 DOM
14. 2026-06-01
    days on market $15,000 Active 236 DOM
15. 2026-05-31
    days on market $15,000 Active 235 DOM
16. 2026-05-30
    days on market $15,000 Active 234 DOM
17. 2026-04-06
    price $17,500
18. 2026-01-21
    status Active
19. 2026-01-13
    historical Active Under Contract
20. 2026-01-06
    status Active
21. 2025-11-29
    price $17,900
22. 2025-11-14
    price $19,900
23. 2025-11-05
    price $23,900
24. 2025-10-20
    price $24,500
25. 2025-10-03
    listed $24,900 Active

ⓘ 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: $467 · $39/mo
• Projected year-2 tax: $467 · $39/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% 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: $10,619
• − Mortgage interest: −$840
• − Property taxes: −$467
• − Insurance: −$75
• − Repairs & maintenance: −$850
• − Management: −$850
• − Depreciation: −$436
• Taxable income: $7,102
• Est. tax owed @ 24.0%: −$1,704
• After-tax cash flow: $5,199/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 — Anmoore

• Score: 72/100
• State rank: #42
• US rank: #5761

Category grades

Amenities F Commute A 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: Anmoore, WV
• City population: 423
• Population (ZIP): 423

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 (94%)
• Race & ethnicity: White 94% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Slovak 6% Lithuanian 4% English 2%

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

Price history

-29.7% since first listed

9 events — show timeline

• 2026-04-06 Price Changed $17,500 NCWVREIN
• 2026-01-21 Relisted — NCWVREIN
• 2026-01-13 Contingent — NCWVREIN
• 2026-01-06 Relisted — NCWVREIN
• 2025-11-29 Price Changed $17,900 NCWVREIN
• 2025-11-14 Price Changed $19,900 NCWVREIN
• 2025-11-05 Price Changed $23,900 NCWVREIN
• 2025-10-20 Price Changed $24,500 NCWVREIN
• 2025-10-03 Listed $24,900 NCWVREIN

Property tax history

+1.9%/yr

Latest (2025): $467 · +5.9% YoY. Source: county tax records.