1011 Grant St · Newell, WV 26050

$29,900

4 bd · 1.0 ba · 1,354 sqft · SingleFamily public records · 68 Days on market

Built 1940 8,001 sqft lot ↓ 16% 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 +15.0/30.0
• Appreciation +9.9/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Lot Potential with Utility Connections Featuring a 2 Car Garage! Fixer-upper opportunity for cash buyers. The house on the property features severe, visible structural issues including a compromised load-bearing beam. Priced for immediate "AS IS" sale. No repairs or inspections to be done by the seller. No access to the interior of the house allowed. Schedule a showing by reaching out to me or your local realtor!

Key facts

• 8,001 sq ft lot
• 2 garage spots
• Built 1940

Property features AI

Exterior

• Parking: 2-car garage; Detached garage; Driveway; On-street parking
• Utilities: Public water; Public sewer
• Home design: 2-story home; Above-grade finished area approximately 1,354
• Construction: Built (year source: Assessor); Block foundation; Asphalt/fiberglass roof
• Exterior features: Aluminum siding; Lot approximately 0.18 acres

Interior

• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas heating; Electric cooling
• Interior features: 6 total rooms; Full concrete basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $817 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $28k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#213 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: health & safety C-, schools F, amenities F.
• Hancock County Schools (urban): math 37% / reading 43% proficiency, ranked #7 of 55 in WV (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 5 active listings in the ZIP; 15 units permitted in Hancock County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($207 loan paydown + $3k appreciation (9.8% local appreciation)).
• Hancock County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.8% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 9, 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 68 days — a 6% lower offer ($28k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $28,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 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 1940 — 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 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?
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: 4.30% ✓
• Cap rate: 39.08%
• Cash-on-cash: 117.08%
• DSCR: 6.21
• GRM: 1.9

CMA / ARV

• ARV (on-the-fly): $64,992
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1011 Grant St	0.00mi	4/1.0	1,354 (0%)	1mo	$17,000	$13	99
510 Grant St	0.55mi	4/2.0	1,500 (+11%)	14mo	$72,000	$48	41
524 Grant St	0.52mi	3/1.5 (-1)	1,524 (+13%)	11mo	$33,000	$22	39
313 Grant St	0.72mi	3/1.0 (-1)	1,182 (-13%)	8mo	$125,000	$106	34

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

Projected returns pro-forma

9.77% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 9.10×
• Total profit: $67,851
• Equity at exit: $26,433

10-year hold

• IRR: —
• Equity multiple: 19.97×
• Total profit: $158,804
• Equity at exit: $56,477

Cash invested: $8,372 (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 26050

• Home prices YoY: 6.4%
• Active inventory: 5
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,286 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$30 /mo · $363/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $817

Break-even live

Break-even rent $253

Max offer price $29,900

Occupancy floor 32%

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-11
   status Pending
2. 2026-04-07
   price $29,900
3. 2026-03-03
   listed $35,000 Active
4. 1990-03-23
   soldstatus $35,500

ⓘ 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: $363 · $30/mo
• Projected year-2 tax: $363 · $30/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 · 19 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: $15,438
• − Mortgage interest: −$1,675
• − Property taxes: −$363
• − Insurance: −$150
• − Repairs & maintenance: −$1,235
• − Management: −$1,235
• − Depreciation: −$870
• Taxable income: $9,911
• Est. tax owed @ 24.0%: −$2,379
• After-tax cash flow: $7,423/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: Hancock County Schools
• NCES district ID: 5400450
• Math proficiency: 37% ▼ -11.00%
• Reading proficiency: 43% ▼ -5.00%
• Median HH income: $39,803
• Composite: 33.5/100
• National rank: #5445
• State rank: #7 of 55 in WV

Livability — Newell

• Score: 60/100
• State rank: #213
• US rank: #18588

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newell, WV
• Population (ZIP): 1,504

Population outlook (Hancock County) Hauer SSP2

• Today (2025): 28,704 people
• By 2030: 27,913 · -2.8%
• By 2040: 26,078 · -9.1%
• By 2050: 24,521 · -14.6%
• By 2075: 21,630 · -24.6%
• By 2100: 17,867 · -37.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Asian 2%
• Common ancestry: Italian 5% Serbian 3% Romanian 2%
• Foreign-born: 2%
• Languages at home: 98% English-only · Tagalog/Filipino 2%

Political lean MEDSL · Hancock

• 2024 margin: Solid R (+46.8) · D 25.8% · R 72.6% · Other 1.6%
• 2008→2024 swing: -31.6pp toward R · 2008: -15.2pp · 2024: -46.8pp
• All cycles: 2024: R+46.8 2020: R+43.6 2016: R+44.5 2012: R+21.6 2008: R+15.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.77%
• Current HPI: 161.7743
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-15.8% since first listed

4 events — show timeline

• 2026-05-11 Pending — MLSNOW
• 2026-04-07 Price Changed $29,900 MLSNOW
• 2026-03-03 Listed $35,000 MLSNOW
• 1990-03-23 Sold (Public Records) $35,500 Public Records

Property tax history

-7.0%/yr

Latest (2025): $363 · +4.9% YoY. Source: county tax records.