104 Caldwell St · Terra Alta, WV 26764

$129,900

2 bd · 1.5 ba · 927 sqft · SingleFamily public records · 625 Days on market

Built 1910 7,405 sqft lot Est $106k · 23% over

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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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Appreciation +5.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

One-story 2 bed 1 bath home located in Terra Alta WV near the town park and ball field. Has tow storage sheds included - access from the front Caldwell St and the back Carroll St (alley)

Key facts

• Off-street parking
• Additional storage
• Private hot tub

Tags

• PRIVATE HOT TUB
• OFF-STREET PARKING
• ADDITIONAL STORAGE

Property features AI

Finance

• Other: Property type listed as residential; Spa/Hot Tub present

Exterior

• Parking: Off-street parking; On-street parking
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family detached residence; One story
• Construction: Block and vinyl siding exterior; Metal roof; Has partial basement
• Exterior features: Patio; Level lot

Interior

• Kitchen: Range; Refrigerator; Dishwasher not listed
• Bedrooms: Total of 5 rooms (bedrooms not individually listed)
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating
• Interior features: Washer and dryer included; Refrigerator; Range; Partial, unfinished basement; Laminate flooring
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $561 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#196 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing 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: Terra Alta/East Preston School (math 20% / reading 29%, grade F, #287 of 377 statewide, top 85%, 310 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: 97 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 $3k of equity ($898 loan paydown + $2k appreciation (1.7% 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 (1.7% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, 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 625 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $48k; list at $130k implies a 173% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 625 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. 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 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?
7. 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.
8. 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.
9. 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: 1.48% ✓
• Cap rate: 11.99%
• Cash-on-cash: 20.33%
• DSCR: 1.90
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $105,678
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
202 East High St	0.34mi	2/1.0	928 (+0%)	5mo	$37,000	$40	78
113 Ringer Ave	0.51mi	2/1.0	922 (-0%)	9mo	$152,000	$165	66
102 Kermit St	0.33mi	3/1.0 (+1)	1,008 (+9%)	16mo	$115,000	$114	50
102 Ringer Ave	0.50mi	2/1.0	1,001 (+8%)	19mo	$85,000	$85	46
107 Richfield Ln	0.40mi	3/1.5 (+1)	1,008 (+9%)	20mo	$120,000	$119	45

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

Projected returns pro-forma

1.7% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.1%
• Equity multiple: 2.17×
• Total profit: $42,714
• Equity at exit: $49,149

10-year hold

• IRR: 24.4%
• Equity multiple: 4.12×
• Total profit: $113,548
• Equity at exit: $69,205

Cash invested: $36,372 (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 26764

• Home prices YoY: 0.6%
• Active inventory: 97
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,916 medium
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $561

Break-even live

Break-even rent $1,207

Max offer price $129,900

Occupancy floor 66%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $129,900 Active 625 DOM
2. 2026-06-18
   days on market $129,900 Active 624 DOM
3. 2026-06-17
   remarks 699-char remark
4. 2026-06-17
   days on market $129,900 Active 623 DOM
5. 2026-06-16
   days on market $129,900 Active 622 DOM
6. 2026-06-15
   days on market $129,900 Active 621 DOM
7. 2026-06-14
   days on market $129,900 Active 619 DOM
8. 2026-06-13
   days on market $129,900 Active 618 DOM
9. 2026-06-10
   days on market $129,900 Active 616 DOM
10. 2026-06-09
    days on market $129,900 Active 615 DOM
11. 2026-06-08
    days on market $129,900 Active 614 DOM
12. 2026-06-07
    days on market $129,900 Active 613 DOM
13. 2026-06-03
    days on market $129,900 Active 609 DOM
14. 2026-06-02
    days on market $129,900 Active 608 DOM
15. 2026-06-01
    days on market $129,900 Active 607 DOM
16. 2026-05-31
    days on market $129,900 Active 606 DOM
17. 2026-05-30
    days on market $129,900 Active 605 DOM
18. 2025-07-15
    price $129,900
19. 2025-05-01
    status Active
20. 2024-10-02
    listed $149,900 Active
21. 2022-01-07
    soldstatus $47,500 186-char remark

    Show marketing remark (186 chars)

    One-story 2 bed 1 bath home located in Terra Alta WV near the town park and ball field. Has tow storage sheds included - access from the front Caldwell St and the back Carroll St (alley)

22. 2021-09-21
    listed $56,000 186-char remark

    Show marketing remark (186 chars)

    One-story 2 bed 1 bath home located in Terra Alta WV near the town park and ball field. Has tow storage sheds included - access from the front Caldwell St and the back Carroll St (alley)

ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥88°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,996
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$1,316
• − Repairs & maintenance: −$1,840
• − Management: −$1,840
• − Depreciation: −$3,779
• Taxable income: $4,997
• Est. tax owed @ 24.0%: −$1,199
• After-tax cash flow: $5,528/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 — Terra Alta

• Score: 61/100
• State rank: #196
• US rank: #17622

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: Terra Alta, WV
• Population (ZIP): 4,349

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 (92%)
• Race & ethnicity: White 92% Two or more races 7%
• Common ancestry: Slovak 4% Italian 2% Lithuanian 2%
• Foreign-born: 0%

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: ▲ 1.70%
• Current HPI: 294.2344
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+132.0% since first listed

5 events — show timeline

• 2025-07-15 Price Changed $129,900 NCWVREIN
• 2025-05-01 Relisted — NCWVREIN
• 2024-10-02 Listed $149,900 NCWVREIN
• 2022-01-07 Sold (MLS) $47,500 NCWVREIN
• 2021-09-21 Listed $56,000 NCWVREIN

Property tax history

-1.7%/yr

Latest (2025): $186 · -32.8% YoY. Source: county tax records.