50 Kentucky St · Wheeling, WV 26003

$48,000

2 bd · 1.0 ba · 1,674 sqft · SingleFamily public records · 102 Days on market

Built 1900 1,742 sqft lot $29/sqft · 26% below area Est $67k · 29% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2.5 story home with income potential! This updated unique property, offers a comfortable home with the option for extra income. Previously utilized as a business on the main level with a private apartment upstairs, it can easily serve as a spacious single family or be converted back into two separate spaces. ALL UTILITIES are fully operational making this property available for immediate use. A new gas line, a new electrical panel and updated plumbing are a few of the many recent updates. The furnace and central air have both been serviced recently and are fully operational as well. You'll love the spacious rooms, timeless charm and the convenient location!

Key facts

• Private apartment
• New electrical panel
• New gas line

Tags

• PRIVATE APARTMENT
• BUSINESS ON MAIN LEVEL
• NEW GAS LINE
• NEW ELECTRICAL PANEL
• UPDATED PLUMBING
• FURNACE SERVICED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $48k.

Deal economics

• At list price, monthly cash flow is $41 ($492/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $48k).
• Recommended offer: $44k (9.0% below list) — sets the bar for market timing.
• Cap rate 18.8% vs local median 4.3% in Wheeling — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#74 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: crime F, amenities F, commute F.
• Ohio County Schools (urban): math 34% / reading 49% proficiency, ranked #5 of 55 in WV (top 9%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.0%/yr); 223 active listings in the ZIP; 2 units permitted in Ohio County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $332 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Ohio County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y ago; this cycle's ask has dropped $11k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,680 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.15% ✓
• Cap rate: 18.83%
• Cash-on-cash: 44.77%
• DSCR: 2.99
• GRM: 3.9

CMA / ARV

• ARV (median comp): $67,282
• List price: $48,000
• Delta: -28.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
71 Indiana St	0.04mi	2/1.5	1,470 (-12%)	17mo	$43,000	$29	61
705 N Front St	0.41mi	3/1.0 (+1)	1,536 (-8%)	2mo	$13,500	$9	60
405 South Broadway St	0.53mi	2/1.0	1,600 (-4%)	13mo	$65,000	$41	57
416 North Erie St	0.17mi	3/2.0 (+1)	1,513 (-10%)	15mo	$40,000	$26	55
515 N Huron St	0.29mi	3/2.5 (+1)	1,880 (+12%)	14mo	$62,500	$33	43
514 Bennett St	0.75mi	3/3.0 (+1)	1,742 (+4%)	15mo	$57,500	$33	33

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 · 3.03% rent growth · sell at horizon

5-year hold

• IRR: -9.8%
• Equity multiple: 0.64×
• Total profit: $-4,847
• Equity at exit: $7,157

10-year hold

• IRR: 0.5%
• Equity multiple: 1.03×
• Total profit: $437
• Equity at exit: $4,150

Cash invested: $13,440 (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 26003

• Home prices YoY: -23.4%
• Rents YoY: 3.0%
• Active inventory: 223
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,031 medium
• Mortgage (P&I): −$252
• Tax from tax record: −$41 /mo · $495/yr
• Insurance: −$20
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $41

Break-even live

Break-even rent $979

Max offer price $48,000

Occupancy floor 91%

Sensitivity live

Price	-10% $68	-5% $55	+0% $41	+5% $27	+10% $14
Rent	-10% $-40	-5% $0	+0% $41	+5% $82	+10% $122
Rate	-1.0pp $65	-0.5pp $53	base $41	+0.5pp $29	+1.0pp $16

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: $12,000
• Closing costs: $1,440
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-19
   days on market $48,000 Active 102 DOM
2. 2026-06-18
   days on market $48,000 Active 101 DOM
3. 2026-06-17
   days on market $48,000 Active 100 DOM
4. 2026-06-16
   days on market $48,000 Active 99 DOM
5. 2026-06-15
   days on market $48,000 Active 98 DOM
6. 2026-06-14
   days on market $48,000 Active 96 DOM
7. 2026-06-12
   days on market $48,000 Active 95 DOM
8. 2026-06-09
   days on market $48,000 Active 92 DOM
9. 2026-06-08
   days on market $48,000 Active 91 DOM
10. 2026-06-07
    days on market $48,000 Active 90 DOM
11. 2026-06-05
    days on market $48,000 Active 87 DOM
12. 2026-06-03
    days on market $48,000 Active 86 DOM
13. 2026-06-02
    days on market $48,000 Active 85 DOM
14. 2026-06-01
    days on market $48,000 Active 84 DOM
15. 2026-05-31
    days on market $48,000 Active 83 DOM
16. 2026-05-30
    days on market $48,000 Active 82 DOM
17. 2026-03-18
    price $48,000 674-char remark

    Show marketing remark (674 chars)

    Charming 2.5 story home with income potential! This updated unique property, offers a comfortable home with the option for extra income. Previously utilized as a business on the main level with a private apartment upstairs, it can easily serve as a spacious single family or be converted back into two separate spaces. ALL UTILITIES are fully operational making this property available for immediate use. A new gas line, a new electrical panel and updated plumbing are a few of the many recent updates. The furnace and central air have both been serviced recently and are fully operational as well. You'll love the spacious rooms, timeless charm and the convenient location!

18. 2026-03-10
    price $54,000 674-char remark

    Show marketing remark (674 chars)

    Charming 2.5 story home with income potential! This updated unique property, offers a comfortable home with the option for extra income. Previously utilized as a business on the main level with a private apartment upstairs, it can easily serve as a spacious single family or be converted back into two separate spaces. ALL UTILITIES are fully operational making this property available for immediate use. A new gas line, a new electrical panel and updated plumbing are a few of the many recent updates. The furnace and central air have both been serviced recently and are fully operational as well. You'll love the spacious rooms, timeless charm and the convenient location!

19. 2026-03-10
    listed $59,000 Active 674-char remark

    Show marketing remark (674 chars)

    Charming 2.5 story home with income potential! This updated unique property, offers a comfortable home with the option for extra income. Previously utilized as a business on the main level with a private apartment upstairs, it can easily serve as a spacious single family or be converted back into two separate spaces. ALL UTILITIES are fully operational making this property available for immediate use. A new gas line, a new electrical panel and updated plumbing are a few of the many recent updates. The furnace and central air have both been serviced recently and are fully operational as well. You'll love the spacious rooms, timeless charm and the convenient location!

20. 2026-03-10
    listed $59,000 Active

    Show marketing remark (674 chars)

    Charming 2.5 story home with income potential! This updated unique property, offers a comfortable home with the option for extra income. Previously utilized as a business on the main level with a private apartment upstairs, it can easily serve as a spacious single family or be converted back into two separate spaces. ALL UTILITIES are fully operational making this property available for immediate use. A new gas line, a new electrical panel and updated plumbing are a few of the many recent updates. The furnace and central air have both been serviced recently and are fully operational as well. You'll love the spacious rooms, timeless charm and the convenient location!

21. 2025-12-15
    historical $600
22. 2025-11-02
    historical $600
23. 2025-10-12
    listed $600
24. 2025-10-08
    listed $600
25. 2025-08-21
    price $59,000
26. 2023-10-18
    soldstatus $39,500
27. 2010-04-01
    soldstatus $20,000
28. 2010-01-09
    listed $20,000

ⓘ 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: $495 · $41/mo
• Projected year-2 tax: $495 · $41/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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥98°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,371
• − Mortgage interest: −$2,689
• − Property taxes: −$495
• − Insurance: −$5,765
• − Repairs & maintenance: −$990
• − Management: −$990
• − Depreciation: −$1,396
• Taxable income: $46
• Est. tax owed @ 24.0%: −$11
• After-tax cash flow: $481/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: Ohio County Schools
• NCES district ID: 5401050
• Math proficiency: 34% ▼ -9.00%
• Reading proficiency: 49% ▼ -6.00%
• Median HH income: $41,572
• Composite: 34.88/100
• National rank: #5085
• State rank: #5 of 55 in WV

Livability — Wheeling

• Score: 69/100
• State rank: #74
• US rank: #8950

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wheeling, WV
• County: Ohio County · 39,982 people
• City population: 39,982
• Metro: Wheeling, WV-OH
• Population (ZIP): 39,982
• Household income: $57,703
• Rent vs Own: 32.5% rent · 67.5% own
• Severe rent burden: 1630.0

Population outlook (Ohio County) Hauer SSP2

• Today (2025): 40,604 people
• By 2030: 39,150 · -3.6%
• By 2040: 36,039 · -11.2%
• By 2050: 33,582 · -17.3%
• By 2075: 28,662 · -29.4%
• By 2100: 22,963 · -43.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Black 3% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Serbian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Other Indo-European 1% Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Ohio

• 2024 margin: Strong R (+26.0) · D 36.0% · R 62.0% · Other 2.0%
• 2008→2024 swing: -15.3pp toward R · 2008: -10.8pp · 2024: -26.0pp
• All cycles: 2024: R+26.0 2020: R+25.8 2016: R+31.6 2012: R+22.5 2008: R+10.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.09%
• Current HPI: 223.4106
• Rent YoY: ▲ 3.03%
• Metro: Wheeling, WV-OH
• State GDP YoY: —
• F500 in state: 0

Price history

+140.0% since first listed

12 events — show timeline

• 2026-03-18 Price Changed $48,000 WBOR
• 2026-03-10 Price Changed $54,000 WBOR
• 2026-03-10 Listed $59,000 WBOR
• 2026-03-10 Listed $59,000 WBOR
• 2025-12-15 Rental Removed $600 RENTSPREE
• 2025-11-02 Rental Removed $600 WBOR
• 2025-10-12 Listed for Rent $600 RENTSPREE
• 2025-10-08 Listed for Rent $600 WBOR
• 2025-08-21 Price Changed $59,000 WBOR
• 2023-10-18 Sold (Public Records) $39,500 Public Records
• 2010-04-01 Sold (MLS) $20,000 WBOR
• 2010-01-09 Listed $20,000 WBOR

Property tax history

+2.1%/yr

Latest (2025): $495 · +4.4% YoY. Source: county tax records.