516 Main St · Benwood, WV 26031

$39,900

4 bd · 1.5 ba · 2,664 sqft · SingleFamily public records · 91 Days on market

Built 1900 2,178 sqft lot ↓ 27% 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
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Check out this 4-bedroom home in the heart of Benwood! Located within walking distance to the pool and shelter. Use your imagination to turn this into your dream home or perfect for investors!!

Key facts

• 2,178 sq ft lot
• Built 1900
• Listed 90 days

Property features AI

Exterior

• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; Traditional style; 2 stories
• Construction: Aluminum siding
• Exterior features: Patio; Porch; Fenced yard; Shingle roof

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: Total rooms: 9
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Natural gas heating
• Interior features: Dishwasher; Range; Refrigerator; Electric water heater; Full basement
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $782 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $36k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#145 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute 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.
• Market conditions: 16 active listings in the ZIP; 6 units permitted in Marshall County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($276 loan paydown + $2k appreciation (3.8% local appreciation)).
• Marshall County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($36k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $36,309 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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: 3.30% ✓
• Cap rate: 29.80%
• Cash-on-cash: 83.96%
• DSCR: 4.74
• GRM: 2.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.8% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 88.9%
• Equity multiple: 6.04×
• Total profit: $56,311
• Equity at exit: $19,763

10-year hold

• IRR: 87.9%
• Equity multiple: 12.52×
• Total profit: $128,663
• Equity at exit: $31,956

Cash invested: $11,172 (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 26031

• Home prices YoY: 2.6%
• Active inventory: 16
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,316 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$32 /mo · $388/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $782

Break-even live

Break-even rent $327

Max offer price $39,900

Occupancy floor 36%

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $39,900 Active 91 DOM
2. 2026-06-18
   days on market $39,900 Active 90 DOM
3. 2026-06-17
   days on market $39,900 Active 89 DOM
4. 2026-06-16
   days on market $39,900 Active 88 DOM
5. 2026-06-15
   days on market $39,900 Active 87 DOM
6. 2026-06-14
   days on market $39,900 Active 85 DOM
7. 2026-06-12
   days on market $39,900 Active 84 DOM
8. 2026-06-09
   days on market $39,900 Active 81 DOM
9. 2026-06-08
   days on market $39,900 Active 80 DOM
10. 2026-06-07
    days on market $39,900 Active 79 DOM
11. 2026-06-02
    days on market $39,900 Active 74 DOM
12. 2026-06-01
    days on market $39,900 Active 73 DOM
13. 2026-05-31
    days on market $39,900 Active 72 DOM
14. 2026-05-30
    days on market $39,900 Active 71 DOM
15. 2026-03-20
    listed $39,900 Active
16. 2024-11-27
    listed $45,000 Active
17. 2024-09-05
    price $49,900
18. 2024-06-13
    price $50,000
19. 2024-06-05
    price $60,000
20. 2022-06-02
    soldstatus $50,000
21. 2022-06-02
    soldstatus $50,000
22. 2021-11-04
    listed $54,900

ⓘ 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: $388 · $32/mo
• Projected year-2 tax: $388 · $32/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

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

Climate risk First Street

• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 19 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: $15,795
• − Mortgage interest: −$2,235
• − Property taxes: −$388
• − Insurance: −$200
• − Repairs & maintenance: −$1,264
• − Management: −$1,264
• − Depreciation: −$1,161
• Taxable income: $9,284
• Est. tax owed @ 24.0%: −$2,228
• After-tax cash flow: $7,151/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 — Benwood

• Score: 64/100
• State rank: #145
• US rank: #14454

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Benwood, WV
• Population (ZIP): 1,556

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 (91%)
• Race & ethnicity: White 91% Two or more races 7%
• Common ancestry: Romanian 11% Iranian 3% Subsaharan African 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · German/W. Germanic 1% Spanish 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: ▲ 3.80%
• Current HPI: 150.8599
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-27.3% since first listed

8 events — show timeline

• 2026-03-20 Listed $39,900 WBOR
• 2024-11-27 Listed $45,000 WBOR
• 2024-09-05 Price Changed $49,900 WBOR
• 2024-06-13 Price Changed $50,000 WBOR
• 2024-06-05 Price Changed $60,000 WBOR
• 2022-06-02 Sold (Public Records) $50,000 Public Records
• 2022-06-02 Sold (MLS) $50,000 WBOR
• 2021-11-04 Listed $54,900 WBOR

Property tax history

+39.8%/yr

Latest (2025): $388 · +5.4% YoY. Source: county tax records.