813 Main St · Windsor Heights, WV 26075

$99,000

3 bd · 1.0 ba · 1,132 sqft · SingleFamily public records · 1 Days on market

Built 1920 5,140 sqft lot Est $100k · at est. $15/mo HOA · 1% of rent

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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 +22.9/30.0
• ARV discount +7.8/15.0
• DSCR +7.3/10.0
• 1% rule +6.2/10.0
• Appreciation +5.0/10.0
• Livability +3.0/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming 3-bedroom, 1-bath brick ranch home situated on a desirable corner lot. This home offers a bright and inviting sunroom, a fenced backyard perfect for outdoor enjoyment, and a 2-car detached garage providing ample parking and storage space. Contact your agent today to schedule a showing!

Key facts

• Covered front porch
• Fully fenced-in yard
• Brand new roof

Tags

• WINDSOR HEIGHTS COMMUNITY
• COVERED FRONT PORCH
• BACK PATIO
• FULLY FENCED-IN YARD
• BRAND NEW ROOF
• CORNER LOT

Property features AI

Finance

• Other: Workshop on property
• HOA & community: Homeowners association with $15 monthly fee

Exterior

• Parking: Detached 2-car garage; Concrete and gravel driveway
• Utilities: Public water; Public sewer
• Home design: Single-family ranch; One story
• Construction: Brick construction; Shingle roof; Built as a ranch (single-story)
• Exterior features: Porch; Fenced yard; Level lot

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating; Central air conditioning; Ceiling fans
• Interior features: Finished basement; 6 total rooms
• Laundry & utility: Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $174 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).

Location & tenants

• Location reads 60/100 on livability (#222 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, schools F, amenities 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: 1 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 $4k of equity ($684 loan paydown + $3k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $76k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $99,000

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.12% ✓
• Cap rate: 8.40%
• Cash-on-cash: 7.52%
• DSCR: 1.33
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $99,616
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
270 Riverview Ave	0.05mi	2/1.0 (-1)	1,058 (-6%)	3mo	$73,500	$69	80
277 Francis Ave	0.19mi	2/1.0 (-1)	1,118 (-1%)	9mo	$98,000	$88	77
722 Diotti St	0.12mi	2/1.5 (-1)	1,280 (+13%)	20mo	$155,500	$121	49

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: 14.5%
• Equity multiple: 1.83×
• Total profit: $23,021
• Equity at exit: $44,515

10-year hold

• IRR: 16.3%
• Equity multiple: 3.40×
• Total profit: $66,490
• Equity at exit: $68,602

Cash invested: $27,720 (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 26075

• Active inventory: 1
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,105 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$15
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $174

Break-even live

Break-even rent $885

Max offer price $99,000

Occupancy floor 79%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $15 · $180/yr

Listing history 5 events

1. 2026-05-18
   status Pending
2. 2026-05-16
   listed $99,000 Active
3. 2025-10-24
   soldstatus $76,000 Closed 295-char remark

   Show marketing remark (295 chars)

   Charming 3-bedroom, 1-bath brick ranch home situated on a desirable corner lot. This home offers a bright and inviting sunroom, a fenced backyard perfect for outdoor enjoyment, and a 2-car detached garage providing ample parking and storage space. Contact your agent today to schedule a showing!

4. 2025-09-26
   status Pending 295-char remark

   Show marketing remark (295 chars)

   Charming 3-bedroom, 1-bath brick ranch home situated on a desirable corner lot. This home offers a bright and inviting sunroom, a fenced backyard perfect for outdoor enjoyment, and a 2-car detached garage providing ample parking and storage space. Contact your agent today to schedule a showing!

5. 2025-09-22
   listed $85,000 Active 295-char remark

   Show marketing remark (295 chars)

   Charming 3-bedroom, 1-bath brick ranch home situated on a desirable corner lot. This home offers a bright and inviting sunroom, a fenced backyard perfect for outdoor enjoyment, and a 2-car detached garage providing ample parking and storage space. Contact your agent today to schedule a showing!

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 18 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: $13,260
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,061
• − Management: −$1,061
• − HOA: −$180
• − Depreciation: −$2,880
• Taxable income: $553
• Est. tax owed @ 24.0%: −$133
• After-tax cash flow: $1,953/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 — Windsor Heights

• Score: 60/100
• State rank: #222
• US rank: #19572

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Windsor Heights, WV
• Population (ZIP): 569

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 (99%)
• Race & ethnicity: White 99%
• Common ancestry: Romanian 8% Iranian 1% Serbian 1%
• Foreign-born: 4% · Canada, Dominican Republic
• Languages at home: 98% English-only · Spanish 2% Other Indo-European 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: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+16.5% since first listed

5 events — show timeline

• 2026-05-18 Pending — WBOR
• 2026-05-16 Listed $99,000 WBOR
• 2025-10-24 Sold (MLS) $76,000 MLSNOW
• 2025-09-26 Pending — MLSNOW
• 2025-09-22 Listed $85,000 MLSNOW

Property tax history

+8.3%/yr

Latest (2025): $198 · +9.5% YoY. Source: county tax records.