1284 Lazzelle Un · Morgantown, WV 26541

$20,000

2 bd · 1.0 ba · 576 sqft · SingleFamily public records · 9 Days on market

Built 1940 1.06 ac 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
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Escape to the beauty of a wooded setting with this 2-bedroom, 1-bath home surrounded by mature trees and natural landscape. Enjoy relaxing on the covered front porch overlooking the property, while the lower-level garage provides convenient covered parking and storage. The terraced hillside and secluded feel create a unique mountain-country atmosphere, offering the charm of a private retreat with road access and off-street parking.

Key facts

• Covered front porch
• Lower-level garage
• Terraced hillside

Tags

• COVERED FRONT PORCH
• LOWER-LEVEL GARAGE
• TERRACED HILLSIDE
• OFF-STREET PARKING

Property features AI

Finance

• Other: Property fronts Lazzelle Union Road; GPS-friendly directions available

Exterior

• Parking: 1-car garage; On-street and off-street parking
• Utilities: Septic tank
• Home design: Single-family detached residence; New construction; Single-story
• Construction: Below-grade finished area included (finished basement space)
• Exterior features: Frontage along Lazzelle Union Road; Lot approximately 1.06 acres (378 x 130 ft); Located in the Maidsville subdivision

Interior

• Bedrooms: 2 total rooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Natural gas heating
• Interior features: Basement

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $464 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($812 rent vs $20k).
• Cap rate 34.1% vs local median 3.0% in Morgantown — 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 84/100 on livability (#5 in WV, #674 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment D-.
• Monongalia County Schools (urban): math 45% / reading 53% proficiency, ranked #1 of 55 in WV (top 2%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mylan Park Elementary School (math 47% / reading 37%, grade F, #87 of 377 statewide, top 28%, 452 students, 0% FRL); Westwood Middle School (math 26% / reading 33%, grade F, #61 of 109 statewide, top 56%, 363 students, 0% FRL); University High School (math 43% / reading 68%, grade C, #4 of 110 statewide, top 3%, 1,362 students, 0% FRL) — zoned schools average 0% FRL vs 32% district-wide (32 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 25 active listings in the ZIP; 23 units permitted in Monongalia County in 2024 (15 in 5+ unit buildings).

Forward outlook

• In year one you build about $644 of equity ($138 loan paydown + $506 appreciation (2.5% local appreciation)).
• Monongalia County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.5% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $20,000

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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: 4.06% ✓
• Cap rate: 34.14%
• Cash-on-cash: 99.45%
• DSCR: 5.42
• GRM: 2.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.53% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.63×
• Total profit: $31,513
• Equity at exit: $8,470

10-year hold

• IRR: —
• Equity multiple: 13.76×
• Total profit: $71,433
• Equity at exit: $12,661

Cash invested: $5,600 (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 26541

• Home prices YoY: 1.0%
• Active inventory: 25
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $812 medium
• Mortgage (P&I): −$105
• Tax from tax record: −$64 /mo · $772/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$171
• Net cashflow: $464

Break-even live

Break-even rent $225

Max offer price $20,000

Occupancy floor 38%

Sensitivity live

Price	-10% $475	-5% $470	+0% $464	+5% $458	+10% $453
Rent	-10% $400	-5% $432	+0% $464	+5% $496	+10% $528
Rate	-1.0pp $474	-0.5pp $469	base $464	+0.5pp $459	+1.0pp $454

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-21
   days on market $20,000 Active 9 DOM
2. 2026-06-19
   days on market $20,000 Active 7 DOM
3. 2026-06-18
   days on market $20,000 Active 6 DOM
4. 2026-06-17
   days on market $20,000 Active 5 DOM
5. 2026-06-16
   days on market $20,000 Active 4 DOM
6. 2026-06-15
   days on market $20,000 Active 3 DOM
7. 2026-06-13
   remarks 435-char remark
8. 2026-06-13
   listed $20,000 Active 1 DOM

ⓘ 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: $772 · $64/mo
• Projected year-2 tax: $772 · $64/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $9,746
• − Mortgage interest: −$1,120
• − Property taxes: −$772
• − Insurance: −$100
• − Repairs & maintenance: −$780
• − Management: −$780
• − Depreciation: −$582
• Taxable income: $5,613
• Est. tax owed @ 24.0%: −$1,347
• After-tax cash flow: $4,222/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: Monongalia County Schools
• NCES district ID: 5400930
• Math proficiency: 45% ▼ -5.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $43,820
• Composite: 41.34/100
• National rank: #3503
• State rank: #1 of 55 in WV

Livability — Morgantown

• Score: 84/100
• State rank: #5
• US rank: #674

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 97,252
• Population (ZIP): 3,170

Population outlook (Monongalia County) Hauer SSP2

• Today (2025): 122,188 people
• By 2030: 131,536 · +7.7%
• By 2040: 149,777 · +22.6%
• By 2050: 168,245 · +37.7%
• By 2075: 207,979 · +70.2%
• By 2100: 239,430 · +96.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5%
• Common ancestry: Iranian 4% Romanian 2% Serbian 2%
• Languages at home: 98% English-only · French/Haitian/Cajun 1% Spanish 1%

Political lean MEDSL · Monongalia

• 2024 margin: Toss-up / Even · D 46.5% · R 50.9% · Other 2.7%
• 2008→2024 swing: -8.2pp toward R · 2008: 3.9pp · 2024: -4.4pp
• All cycles: 2024: R+4.4 2020: R+1.2 2016: R+10.4 2012: R+9.7 2008: D+3.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.53%
• Current HPI: 257.0522
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-12 Listed $20,000 NCWVREIN

Property tax history

+8.1%/yr

Latest (2025): $772 · +0.3% YoY. Source: county tax records.