46 Grand Ave · West Union, WV 26456

$75,000

3 bd · 1.5 ba · 1,733 sqft · SingleFamily · 416 Days on market

Built 1910 8,538 sqft lot ↓ 7% 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 +7.8/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming three-bedroom, one and half bath home featuring convenient first-floor laundry. Spacious living and dining rooms perfect for gatherings. Situated on a double lot with a 24x24 garage, this home offers plenty of space and privacy on a quiet dead end street.

Key facts

• Double lot
• First-floor laundry
• 8,538 sq ft lot

Tags

• FIRST-FLOOR LAUNDRY
• DOUBLE LOT
• QUIET DEAD END STREET

Property features AI

Exterior

• Parking: Detached garage; 2 garage spaces; Garage door opener; Off-street and on-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; 2 stories
• Construction: Frame construction; Vinyl siding; Shingle roof
• Exterior features: Deck; Porch; Level to sloped lot

Interior

• Kitchen: Dishwasher; Refrigerator; Range
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas heating; Space heater; Ceiling fans; Window AC units
• Interior features: Partial basement; 10 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $432 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#26 in WV, #3,874 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Doddridge County Schools (rural): math 26% / reading 41% proficiency, ranked #20 of 55 in WV (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Doddridge County Elementary School (math 37% / reading 32%, grade F, #148 of 377 statewide, top 49%, 300 students, 0% FRL); Doddridge County Middle School (math 23% / reading 45%, grade F, #36 of 109 statewide, top 35%, 328 students, 0% FRL); Doddridge County High School (math 22% / reading 42%, grade F, #55 of 110 statewide, top 59%, 327 students, 0% FRL) — zoned schools average 0% FRL vs 47% district-wide (47 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 6 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($519 loan paydown + $4k appreciation (5.6% local appreciation)).
• Doddridge County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (5.6% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 416 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $24k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 416 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. 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: 1.60% ✓
• Cap rate: 13.20%
• Cash-on-cash: 24.68%
• DSCR: 2.10
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $258,217
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
61 Marie St	0.41mi	3/1.5	1,515 (-13%)	2mo	$155,000	$102	58
10 Edmond St	0.69mi	3/2.0	1,512 (-13%)	13mo	$225,000	$149	34

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

Projected returns pro-forma

5.61% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.5%
• Equity multiple: 3.26×
• Total profit: $47,448
• Equity at exit: $45,301

10-year hold

• IRR: 33.3%
• Equity multiple: 6.65×
• Total profit: $118,561
• Equity at exit: $80,603

Cash invested: $21,000 (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 26456

• Home prices YoY: 2.4%
• Active inventory: 6
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,203 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $432

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 59%

Sensitivity live

Price	-10% $484	-5% $458	+0% $432	+5% $406	+10% $380
Rent	-10% $337	-5% $384	+0% $432	+5% $479	+10% $527
Rate	-1.0pp $470	-0.5pp $451	base $432	+0.5pp $413	+1.0pp $393

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $75,000 Active 416 DOM
2. 2026-06-21
   days on market $75,000 Active 415 DOM
3. 2026-06-18
   days on market $75,000 Active 413 DOM
4. 2026-06-17
   days on market $75,000 Active 412 DOM
5. 2026-06-16
   days on market $75,000 Active 411 DOM
6. 2026-06-15
   days on market $75,000 Active 410 DOM
7. 2026-06-15
   days on market $75,000 Active 409 DOM
8. 2026-06-13
   days on market $75,000 Active 408 DOM
9. 2026-06-12
   days on market $75,000 Active 407 DOM
10. 2026-06-09
    days on market $75,000 Active 404 DOM
11. 2026-06-08
    days on market $75,000 Active 403 DOM
12. 2026-06-08
    days on market $75,000 Active 402 DOM
13. 2026-06-07
    pricedays on market $75,000 Active 401 DOM
14. 2026-06-04
    days on market $92,000 Active 399 DOM
15. 2026-06-03
    days on market $92,000 Active 398 DOM
16. 2026-06-02
    days on market $92,000 Active 397 DOM
17. 2026-06-01
    days on market $92,000 Active 396 DOM
18. 2026-05-31
    days on market $92,000 Active 395 DOM
19. 2026-05-04
    status Active
20. 2026-04-23
    historical Active Under Contract
21. 2026-02-09
    status Active
22. 2026-01-22
    historical Active Under Contract
23. 2025-10-08
    price $92,000
24. 2025-09-19
    status Active
25. 2025-07-02
    historical Active Under Contract
26. 2025-05-01
    listed $99,000 Active

ⓘ 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 4/10 Moderate 7 d/yr ≥97°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% 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: $14,435
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,155
• − Management: −$1,155
• − Depreciation: −$2,182
• Taxable income: $4,242
• Est. tax owed @ 24.0%: −$1,018
• After-tax cash flow: $4,166/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: Doddridge County Schools
• NCES district ID: 5400270
• Math proficiency: 26% ▼ -15.00%
• Reading proficiency: 41% ▼ -7.00%
• Median HH income: $37,046
• Composite: 27.81/100
• National rank: #6888
• State rank: #20 of 55 in WV

Livability — West Union

• Score: 75/100
• State rank: #26
• US rank: #3874

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Union, WV
• Population (ZIP): 3,258

Population outlook (Doddridge County) Hauer SSP2

• Today (2025): 9,087 people
• By 2030: 9,333 · +2.7%
• By 2040: 9,735 · +7.1%
• By 2050: 9,916 · +9.1%
• By 2075: 9,896 · +8.9%
• By 2100: 8,410 · -7.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Black 2%
• Common ancestry: Slovak 8% Lithuanian 4% Italian 2%
• Foreign-born: 2% · Vietnam, Canada
• Languages at home: 98% English-only · Vietnamese 1% German/W. Germanic 1%

Political lean MEDSL · Doddridge

• 2024 margin: Solid R (+73.3) · D 12.7% · R 86.0% · Other 1.4%
• 2008→2024 swing: -24.2pp toward R · 2008: -49.1pp · 2024: -73.3pp
• All cycles: 2024: R+73.3 2020: R+70.4 2016: R+70.3 2012: R+56.0 2008: R+49.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.61%
• Current HPI: 244.3907
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-7.1% since first listed

8 events — show timeline

• 2026-05-04 Relisted — NCWVREIN
• 2026-04-23 Contingent — NCWVREIN
• 2026-02-09 Relisted — NCWVREIN
• 2026-01-22 Contingent — NCWVREIN
• 2025-10-08 Price Changed $92,000 NCWVREIN
• 2025-09-19 Relisted — NCWVREIN
• 2025-07-02 Contingent — NCWVREIN
• 2025-05-01 Listed $99,000 NCWVREIN