189 Grove · Reedsville, WV 26547

$70,000

3 bd · 2.0 ba · 1,360 sqft · SingleFamily · 317 Days on market

Built 1980 0.44 ac lot ↓ 46% since listing

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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 +7.7/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

One level living on a flat lot. Newer roof, windows & furnace. Large living room with gas fireplace, open dining room connecting to the kitchen. Main bedroom has a walk in closet and main bath. Sun room connects to the kitchen. Oversized garage with heat and workshop area. * * Buyer's must have 20% down to get financing.

Key facts

• Sun porch
• Single level living
• Level lot

Tags

• SINGLE LEVEL LIVING
• LEVEL LOT
• GAS LOG FIREPLACE
• SUN PORCH
• EN-SUITE BATHROOM
• BUILT-IN VANITY

Property features AI

Finance

• Financial info: Annual tax provided (see listing for amount)

Exterior

• Parking: Attached 2-car garage with garage door opener; additional off-street and on-street parking
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-story manufactured home (multi-wide)
• Construction: Vinyl siding; Metal roof
• Exterior features: Patio; Level lot; Workshop (outbuilding)

Interior

• Kitchen: Range; Refrigerator; Dishwasher (not listed but check — appliances listed: Range, Refrigerator)
• Bedrooms: Total of 6 rooms (includes living spaces and bedrooms)
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (oil); Ceiling fans for cooling
• Interior features: Gas log fireplace; Crawl space basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $386 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#152 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime 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: 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: 6 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 $4k of equity ($484 loan paydown + $4k appreciation (5.3% 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 (5.3% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, 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 317 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $69k (50%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 317 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.57% ✓
• Cap rate: 12.91%
• Cash-on-cash: 23.64%
• DSCR: 2.05
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $225,760
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
81 Sunset Dr	0.55mi	3/2.0	1,176 (-14%)	2mo	$195,000	$166	50

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

Projected returns pro-forma

5.3% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.0%
• Equity multiple: 3.14×
• Total profit: $41,946
• Equity at exit: $40,952

10-year hold

• IRR: 32.2%
• Equity multiple: 6.36×
• Total profit: $105,045
• Equity at exit: $71,763

Cash invested: $19,600 (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 26547

• Home prices YoY: 3.2%
• Active inventory: 6
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,101 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $386

Break-even live

Break-even rent $612

Max offer price $70,000

Occupancy floor 60%

Sensitivity live

Price	-10% $434	-5% $410	+0% $386	+5% $362	+10% $338
Rent	-10% $299	-5% $343	+0% $386	+5% $430	+10% $473
Rate	-1.0pp $421	-0.5pp $404	base $386	+0.5pp $368	+1.0pp $349

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $70,000 Active 317 DOM
2. 2026-06-18
   days on market $70,000 Active 316 DOM
3. 2026-06-17
   days on market $70,000 Active 315 DOM
4. 2026-06-16
   days on market $70,000 Active 314 DOM
5. 2026-06-15
   days on market $70,000 Active 313 DOM
6. 2026-06-14
   days on market $70,000 Active 311 DOM
7. 2026-06-13
   days on market $70,000 Active 310 DOM
8. 2026-06-10
   days on market $70,000 Active 308 DOM
9. 2026-06-09
   days on market $70,000 Active 307 DOM
10. 2026-06-08
    days on market $70,000 Active 306 DOM
11. 2026-06-07
    days on market $70,000 Active 305 DOM
12. 2026-06-03
    days on market $70,000 Active 301 DOM
13. 2026-06-02
    days on market $70,000 Active 300 DOM
14. 2026-06-01
    days on market $70,000 Active 299 DOM
15. 2026-05-31
    days on market $70,000 Active 298 DOM
16. 2026-05-30
    days on market $70,000 Active 297 DOM
17. 2026-04-15
    price $70,000
18. 2026-02-26
    price $100,000
19. 2026-01-07
    status Active
20. 2025-12-27
    historical Active Under Contract
21. 2025-10-09
    price $135,000
22. 2025-09-17
    status Active
23. 2025-09-15
    historical Active Under Contract
24. 2025-08-06
    listed $139,000 Active
25. 2022-06-22
    soldstatus $115,000 329-char remark

    Show marketing remark (329 chars)

    One level living on a flat lot. Newer roof, windows & furnace. Large living room with gas fireplace, open dining room connecting to the kitchen. Main bedroom has a walk in closet and main bath. Sun room connects to the kitchen. Oversized garage with heat and workshop area. * * Buyer's must have 20% down to get financing.

26. 2022-02-24
    listed $129,500 329-char remark

    Show marketing remark (329 chars)

    One level living on a flat lot. Newer roof, windows & furnace. Large living room with gas fireplace, open dining room connecting to the kitchen. Main bedroom has a walk in closet and main bath. Sun room connects to the kitchen. Oversized garage with heat and workshop area. * * Buyer's must have 20% down to get financing.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,212
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,057
• − Management: −$1,057
• − Depreciation: −$2,036
• Taxable income: $3,741
• Est. tax owed @ 24.0%: −$898
• After-tax cash flow: $3,735/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 — Reedsville

• Score: 64/100
• State rank: #152
• US rank: #14755

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Reedsville, WV
• City population: 3,001
• Population (ZIP): 3,001

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 (99%)
• Race & ethnicity: White 99%
• Common ancestry: Romanian 6% Italian 3% Lithuanian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 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: ▲ 5.30%
• Current HPI: 170.4081
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-45.9% since first listed

10 events — show timeline

• 2026-04-15 Price Changed $70,000 NCWVREIN
• 2026-02-26 Price Changed $100,000 NCWVREIN
• 2026-01-07 Relisted — NCWVREIN
• 2025-12-27 Contingent — NCWVREIN
• 2025-10-09 Price Changed $135,000 NCWVREIN
• 2025-09-17 Relisted — NCWVREIN
• 2025-09-15 Contingent — NCWVREIN
• 2025-08-06 Listed $139,000 NCWVREIN
• 2022-06-22 Sold (MLS) $115,000 NCWVREIN
• 2022-02-24 Listed $129,500 NCWVREIN