85 Main St · Union, WV 24983

$130,000

3 bd · 1.0 ba · 1,696 sqft · SingleFamily public records · 246 Days on market

Built 1868 ↓ 13% since listing

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Why this score? — see what drove the C 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 +20.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• Appreciation +5.9/10.0
• 1% rule +4.3/10.0
• Livability +2.9/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming 2 Story home in Union WV, with 3 bedrooms and 1 bath on a . 31 acre lot. This move-in-ready property offers a peaceful rural setting and all the perks of small-town living. Features include two porches, Out building, beautiful hardwood floors, an elegant wooden staircase, and fresh paint in most rooms. The home boasts newer windows and laminate tiles in the kitchen and laundry, french doors leading to the dining area, Spacious rooms with high ceilings, while the side porch and large backyard provide privacy for family gatherings. Just a 2-minute walk to town offers clinic, pharmacy restaurants, a gas station, an ice cream shop, a grocery store, bank, School and walking trail and mo

Key facts

• Out building
• Wooden staircase
• Newer windows

Tags

• TWO PORCHES
• OUT BUILDING
• HARDWOOD FLOORS
• WOODEN STAIRCASE
• NEWER WINDOWS
• LAMINATE TILES

Property features AI

Finance

• Other: Lot size approximately 0.31 acre

Exterior

• Utilities: Public water; Public sewer; Natural gas available
• Home design: Residential property
• Construction: Stone and block construction; Block and concrete perimeter foundation; Wood and metal roof; Built area approximately 1696
• Exterior features: Front porch; Side porch

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Oven
• Bedrooms: Total of 8 rooms (bedroom count not specified)
• Flooring: Hardwood; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit cooling; No included heating
• Interior features: Laminate countertops; Has view; Pets allowed
• Laundry & utility: Natural gas available

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $172 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (7.4% below list).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#243 in WV) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+, crime B; Watch: amenities F, commute F, employment F.
• Monroe County Schools (rural): math 27% / reading 35% proficiency, ranked #29 of 55 in WV (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: James Monroe High School (math 22% / reading 47%, grade F, #42 of 110 statewide, top 47%, 464 students, 0% FRL) — zoned schools average 0% FRL vs 48% district-wide (48 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 22 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($899 loan paydown + $2k appreciation (1.9% local appreciation)).
• Monroe County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.9% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 246 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1868 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 246 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 1868 — 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 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?
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: 0.93% ✗
• Cap rate: 7.88%
• Cash-on-cash: 5.67%
• DSCR: 1.25
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.88% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.8%
• Equity multiple: 1.52×
• Total profit: $19,040
• Equity at exit: $50,445

10-year hold

• IRR: 12.9%
• Equity multiple: 2.71×
• Total profit: $62,170
• Equity at exit: $72,010

Cash invested: $36,400 (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 24983

• Home prices YoY: 1.1%
• Active inventory: 22
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,204 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$43 /mo · $516/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $172

Break-even live

Break-even rent $986

Max offer price $130,000

Occupancy floor 81%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-08
   status Pending
2. 2026-04-01
   status Active
3. 2026-04-01
   historical
4. 2026-02-10
   price $130,000
5. 2025-09-04
   listed $149,500 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: $516 · $43/mo
• Projected year-2 tax: $767 · $64/mo
• Expected delta: +$251/yr (+$21/mo · 48.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,446
• − Mortgage interest: −$7,282
• − Property taxes: −$516
• − Insurance: −$650
• − Repairs & maintenance: −$1,156
• − Management: −$1,156
• − Depreciation: −$3,782
• Taxable loss: −$95
• Est. tax savings @ 24.0%: +$23
• After-tax cash flow: $2,088/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: Monroe County Schools
• NCES district ID: 5400960
• Math proficiency: 27% ▼ -9.00%
• Reading proficiency: 35% ▼ -8.00%
• Median HH income: $37,855
• Composite: 25.85/100
• National rank: #7351
• State rank: #29 of 55 in WV

Livability — Union

• Score: 58/100
• State rank: #243
• US rank: #20925

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Union, WV
• Population (ZIP): 1,783

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 13,411 people
• By 2030: 13,266 · -1.1%
• By 2040: 12,829 · -4.3%
• By 2050: 12,174 · -9.2%
• By 2075: 10,395 · -22.5%
• By 2100: 7,805 · -41.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Serbian 6% Slovak 2% Danish 2%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Monroe

• 2024 margin: Solid R (+61.8) · D 18.1% · R 79.9% · Other 1.9%
• 2008→2024 swing: -37.0pp toward R · 2008: -24.8pp · 2024: -61.8pp
• All cycles: 2024: R+61.8 2020: R+57.4 2016: R+57.3 2012: R+41.3 2008: R+24.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.88%
• Current HPI: 173.921
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-13.0% since first listed

5 events — show timeline

• 2026-05-08 Pending — GVBOR
• 2026-04-01 Relisted — GVBOR
• 2026-04-01 Delisted — GVBOR
• 2026-02-10 Price Changed $130,000 GVBOR
• 2025-09-04 Listed $149,500 GVBOR

Property tax history

+4.6%/yr

Latest (2025): $516 · +9.6% YoY. Source: county tax records.