706 Magnolia Ave · Moundsville, WV 26041

$68,000

3 bd · 1.0 ba · 1,864 sqft · SingleFamily public records · 15 Days on market

Built 1940 4,792 sqft 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
• Livability +3.3/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home was subject to a fire which resulted in damage to the first floor. This damage was estimated by insurance at $70k to repair including labor. The do-it-yourself'er could save a substantial amount. Level lot and large home with 4 bedrooms and 2 baths make this a great home or investment rental property.

Key facts

• Big porch
• Hardwood potential
• 4,792 sq ft lot

Tags

• BIG PORCH
• HARDWOOD POTENTIAL

Property features AI

Exterior

• Home design: House
• Exterior features: Lot approximately 4,792 sq ft

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $340 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $67k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.5% vs local median 4.7% in Moundsville — 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 66/100 on livability (#105 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, health & safety A-; Watch: amenities F, commute F, employment F.
• Marshall County Schools (suburban): math 28% / reading 36% proficiency, ranked #21 of 55 in WV (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mcninch Primary School (340 students, 0% FRL); Moundsville Middle School (math 16% / reading 27%, grade F, #97 of 109 statewide, top 91%, 409 students, 0% FRL); John Marshall High School (math 22% / reading 49%, grade F, #41 of 110 statewide, top 37%, 1,046 students, 0% FRL) — zoned schools average 0% FRL vs 42% district-wide (42 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 78 active listings in the ZIP; 6 units permitted in Marshall County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $470 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Marshall County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $13k; list at $68k implies a 411% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,980 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.52% ✓
• Cap rate: 13.47%
• Cash-on-cash: 25.63%
• DSCR: 2.14
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $152,848
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
316 Thorn Ave	0.56mi	4/1.0 (+1)	1,870 (+0%)	3mo	$172,000	$92	66
2213 4th St	0.22mi	3/2.0	2,082 (+12%)	3mo	$220,000	$106	63
1510 Fifth St	0.39mi	3/2.0	1,698 (-9%)	8mo	$250,000	$147	56
1603 3rd St	0.38mi	3/1.0	1,608 (-14%)	5mo	$175,000	$109	55
105 Cedar Ave	0.65mi	3/1.0	1,756 (-6%)	10mo	$110,000	$63	52
1707 Virginia St	0.42mi	3/3.0	2,121 (+14%)	3mo	$165,000	$78	47
1804 First St	0.68mi	3/1.0	1,624 (-13%)	1mo	$124,000	$76	46
1312 7th St	0.48mi	4/2.0 (+1)	2,054 (+10%)	10mo	$234,000	$114	43
1109 4th St	0.64mi	3/1.5	1,654 (-11%)	8mo	$122,000	$74	43
1208 Center St	0.69mi	4/1.0 (+1)	2,035 (+9%)	6mo	$38,000	$19	42
1009 7th St	0.66mi	4/1.5 (+1)	2,056 (+10%)	4mo	$167,835	$82	42
1309 Center St	0.65mi	3/2.0	1,600 (-14%)	7mo	$127,100	$79	36

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

Projected returns pro-forma

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

5-year hold

• IRR: 14.0%
• Equity multiple: 1.56×
• Total profit: $10,667
• Equity at exit: $10,139

10-year hold

• IRR: 22.8%
• Equity multiple: 2.96×
• Total profit: $37,270
• Equity at exit: $5,879

Cash invested: $19,040 (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 26041

• Home prices YoY: -24.8%
• Active inventory: 78
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,035 medium
• Mortgage (P&I): −$357
• Tax from tax record: −$26 /mo · $313/yr
• Insurance: −$28
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $340

Break-even live

Break-even rent $604

Max offer price $68,000

Occupancy floor 62%

Sensitivity live

Price	-10% $379	-5% $359	+0% $340	+5% $321	+10% $302
Rent	-10% $258	-5% $299	+0% $340	+5% $381	+10% $422
Rate	-1.0pp $374	-0.5pp $357	base $340	+0.5pp $323	+1.0pp $305

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-19
   days on market $68,000 Active 15 DOM
2. 2026-06-18
   days on market $68,000 Active 14 DOM
3. 2026-06-17
   days on market $68,000 Active 13 DOM
4. 2026-06-16
   days on market $68,000 Active 12 DOM
5. 2026-06-15
   days on market $68,000 Active 11 DOM
6. 2026-06-14
   days on market $68,000 Active 9 DOM
7. 2026-06-12
   days on market $68,000 Active 8 DOM
8. 2026-06-09
   days on market $68,000 Active 5 DOM
9. 2026-06-08
   days on market $68,000 Active 4 DOM
10. 2026-06-07
    remarks 550-char remark
11. 2026-06-07
    listed $68,000 Active 3 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: $313 · $26/mo
• Projected year-2 tax: $401 · $33/mo
• Expected delta: +$89/yr (+$7/mo · 28.3%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥99°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,420
• − Mortgage interest: −$3,809
• − Property taxes: −$313
• − Insurance: −$1,138
• − Repairs & maintenance: −$994
• − Management: −$994
• − Depreciation: −$1,978
• Taxable income: $3,195
• Est. tax owed @ 24.0%: −$767
• After-tax cash flow: $3,315/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: Marshall County Schools
• NCES district ID: 5400750
• Math proficiency: 28% ▼ -6.00%
• Reading proficiency: 36% ▼ -4.00%
• Median HH income: $40,289
• Composite: 26.91/100
• National rank: #7086
• State rank: #21 of 55 in WV

Livability — Moundsville

• Score: 66/100
• State rank: #105
• US rank: #11553

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Moundsville, WV
• County: Marshall · 16,750 people
• Metro: Wheeling, WV-OH
• Population (ZIP): 15,706
• Household income: $55,545
• Rent vs Own: 24.1% rent · 75.9% own
• Severe rent burden: 7.4

Population outlook (Marshall County) Hauer SSP2

• Today (2025): 30,387 people
• By 2030: 29,242 · -3.8%
• By 2040: 26,806 · -11.8%
• By 2050: 24,627 · -19.0%
• By 2075: 19,846 · -34.7%
• By 2100: 15,169 · -50.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Romanian 4% Iranian 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Marshall

• 2024 margin: Solid R (+50.0) · D 24.1% · R 74.1% · Other 1.8%
• 2008→2024 swing: -37.5pp toward R · 2008: -12.6pp · 2024: -50.0pp
• All cycles: 2024: R+50.0 2020: R+49.6 2016: R+51.0 2012: R+28.6 2008: R+12.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -50.71%
• Current HPI: 153.9522
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-67.0% since first listed

4 events — show timeline

• 2026-06-04 Listed $68,000 ForSaleByOwner.com
• 2018-07-31 Sold (MLS) $13,300 WBOR
• 2018-07-14 Listed $16,500 WBOR
• 2016-05-13 Sold (Public Records) $206,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $313 · +0.9% YoY. Source: county tax records.