468 Hill St · Beech Bottom, WV 26037

$89,900

2 bd · 1.5 ba · 1,344 sqft · SingleFamily public records · 4 Days on market

Built 1920 9,147 sqft lot Est $98k · 8% under ↓ 10% 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 +29.5/30.0
• ARV discount +11.3/15.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• Appreciation +4.8/10.0
• Livability +2.9/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Investment opportunity close to route two. This renovated duplex features a two bedroom one bathroom unit and features another two bedroom two bathroom unit. Each unit has a potential to have a third bedroom in the attic contact agent for amenities list.

Key facts

• 9,147 sq ft lot
• Built 1920
• Listed 3 days

Property features AI

Finance

• Financial info: Annual tax approximately $920 (2025)

Exterior

• Parking: On-street parking
• Utilities: Public water service; Public sewer
• Home design: Multi-unit property with 1 building; Above-grade finished area approximately 2,688
• Construction: Stucco exterior; Asphalt/fiberglass roof; Year built per assessor
• Exterior features: Public water; Public sewer

Interior

• Bedrooms: Two 2-bedroom units (each unit is two-bedroom)
• Bathrooms: Three full bathrooms total (unit breakdown: one unit with 1 bath, one unit with 2 baths)
• Heating & cooling: Electric, forced-air heating; Gas heating
• Interior features: Full walk-out basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $322 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).

Location & tenants

• Location reads 58/100 on livability (#239 in WV) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Brooke County Schools (rural): math 26% / reading 35% proficiency, ranked #26 of 55 in WV (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 24 active listings in the ZIP; 2 units permitted in Brooke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $314 of equity ($622 loan paydown + $-308 appreciation (-0.3% local appreciation)).
• Brooke County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.3% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,900

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.23% ✓
• Cap rate: 10.59%
• Cash-on-cash: 15.33%
• DSCR: 1.68
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $98,112
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23 Beech Crest Ln	0.72mi	3/1.0 (+1)	1,165 (-13%)	11mo	$84,950	$73	28

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

Projected returns pro-forma

-0.34% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.8%
• Equity multiple: 1.65×
• Total profit: $16,392
• Equity at exit: $24,576

10-year hold

• IRR: 18.9%
• Equity multiple: 3.02×
• Total profit: $50,743
• Equity at exit: $28,347

Cash invested: $25,172 (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 26037

• Home prices YoY: -0.2%
• Active inventory: 24
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,107 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$44 /mo · $526/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $322

Break-even live

Break-even rent $700

Max offer price $89,900

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $89,900 Active 4 DOM
2. 2026-06-18
   days on market $89,900 Active 3 DOM
3. 2026-06-17
   days on market $89,900 Active 2 DOM
4. 2026-06-16
   statusdays on marketlisting id $89,900 Active 1 DOM
5. 2026-06-08
   days on market $89,900 Contingent 139 DOM
6. 2026-06-07
   days on market $89,900 Contingent 138 DOM
7. 2026-06-05
   days on market $89,900 Contingent 135 DOM
8. 2026-06-02
   days on market $89,900 Contingent 133 DOM
9. 2026-06-01
   days on market $89,900 Contingent 132 DOM
10. 2026-05-31
    days on market $89,900 Contingent 131 DOM
11. 2026-05-30
    days on market $89,900 Contingent 130 DOM
12. 2026-04-21
    historical Contingent
13. 2026-03-16
    status Active
14. 2026-03-03
    historical Contingent
15. 2026-02-26
    price $89,900
16. 2026-01-19
    listed $99,900 Active

ⓘ 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: $526 · $44/mo
• Projected year-2 tax: $530 · $44/mo
• Expected delta: +$4/yr ($0/mo · 0.8%)

ⓘ 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 3/10 Moderate 7 d/yr ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,281
• − Mortgage interest: −$5,036
• − Property taxes: −$526
• − Insurance: −$450
• − Repairs & maintenance: −$1,063
• − Management: −$1,063
• − Depreciation: −$2,615
• Taxable income: $2,530
• Est. tax owed @ 24.0%: −$607
• After-tax cash flow: $3,252/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: Brooke County Schools
• NCES district ID: 5400150
• Math proficiency: 26% ▼ -6.00%
• Reading proficiency: 35% ▲ 1.00%
• Median HH income: $43,826
• Composite: 26.0/100
• National rank: #7319
• State rank: #26 of 55 in WV

Livability — Beech Bottom

• Score: 58/100
• State rank: #239
• US rank: #20817

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beech Bottom, WV
• City population: 588
• Population (ZIP): 5,727

Population outlook (Brooke County) Hauer SSP2

• Today (2025): 22,250 people
• By 2030: 21,459 · -3.6%
• By 2040: 19,659 · -11.6%
• By 2050: 18,029 · -19.0%
• By 2075: 15,076 · -32.2%
• By 2100: 12,164 · -45.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 4% Slovak 4% Serbian 3%
• Foreign-born: 2%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Brooke

• 2024 margin: Solid R (+44.6) · D 26.8% · R 71.4% · Other 1.8%
• 2008→2024 swing: -42.2pp toward R · 2008: -2.5pp · 2024: -44.6pp
• All cycles: 2024: R+44.6 2020: R+43.1 2016: R+42.2 2012: R+11.2 2008: R+2.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.34%
• Current HPI: 219.1118
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-10.0% since first listed

5 events — show timeline

• 2026-04-21 Contingent — MLSNOW
• 2026-03-16 Relisted — MLSNOW
• 2026-03-03 Contingent — MLSNOW
• 2026-02-26 Price Changed $89,900 MLSNOW
• 2026-01-19 Listed $99,900 MLSNOW

Property tax history

+9.0%/yr

Latest (2025): $526 · +107.1% YoY. Source: county tax records.