855 Main St · Follansbee, WV 26037

$59,000

2 bd · 2.0 ba · — sqft · MultiFamily · 11 Days on market

Built 1920 2,500 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
• Appreciation +4.8/10.0
• Livability +3.6/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Located in the heart of Follansbee, this is a fantastic opportunity to bring your entrepreneurial vision to life! This fully equipped restaurant is ready for a new owner to step in and make it their own. With its prime location and established setup, the possibilities are endless—whether you're looking to continue its current concept or create something entirely new. Don’t miss your chance to own your own business in a thriving community. Call today to schedule a showing and start turning your dream into reality!

Key facts

• 2,500 sq ft lot
• Built 1920
• Listed 10 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: 2-story property; Wood siding construction; Asphalt roof
• Construction: Built (source: Assessor)
• Exterior features: On-street parking

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Basement (other)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $59k.

Deal economics

• At list price, monthly cash flow is $728 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).

Location & tenants

• Location reads 72/100 on livability (#49 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, cost of living A+; Watch: schools D+, amenities F, employment D-.
• 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 2 units permitted in Brooke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $206 of equity ($408 loan paydown + $-202 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $59,000

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 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.39% ✓
• Cap rate: 21.11%
• Cash-on-cash: 52.91%
• DSCR: 3.35
• GRM: 3.5

CMA / ARV

No comps found within radius.

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 Standard Ave	0.71mi	3/2.0 (+1)	—	13mo	$9,000	—	38

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: 54.1%
• Equity multiple: 3.65×
• Total profit: $43,729
• Equity at exit: $16,129

10-year hold

• IRR: 56.8%
• Equity multiple: 7.33×
• Total profit: $104,533
• Equity at exit: $18,604

Cash invested: $16,520 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,408 high
• Mortgage (P&I): −$309
• Tax from tax record: −$50 /mo · $599/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $728

Break-even live

Break-even rent $486

Max offer price $59,000

Occupancy floor 43%

Sensitivity live

Price	-10% $762	-5% $745	+0% $728	+5% $712	+10% $695
Rent	-10% $617	-5% $673	+0% $728	+5% $784	+10% $840
Rate	-1.0pp $758	-0.5pp $743	base $728	+0.5pp $713	+1.0pp $698

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,408
Total (2 units)			$1,408

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1038 Clifton St Follansbee, WV	2.0	1.0	900	$800	$0.89	24d	1	0.26mi
1120 Main St Unit 19 Follansbee, WV	1.0	1.0	—	$500	—	15d	1	0.32mi
126 Grandview Ave Unit 126 Mingo Junction, OH	3.0	1.0	850	$899	$1.06	44d	1	0.65mi
101 Wildwood Dr Unit 4 Follansbee, WV	2.0	1.0	—	$650	—	12d	1	0.66mi
125 George St Mingo Junction, OH	3.0	1.0	—	$695	—	44d	1	0.74mi
113 Spring Ave Mingo Junction, OH	3.0	1.0	840	$750	$0.89	44d	1	0.88mi

Listing history 9 events

1. 2026-06-19
   days on market $59,000 Active 11 DOM
2. 2026-06-18
   days on market $59,000 Active 10 DOM
3. 2026-06-17
   days on market $59,000 Active 9 DOM
4. 2026-06-16
   days on market $59,000 Active 8 DOM
5. 2026-06-15
   days on market $59,000 Active 7 DOM
6. 2026-06-14
   days on market $59,000 Active 5 DOM
7. 2026-06-12
   pricedays on market $59,000 Active 4 DOM
8. 2026-06-09
   remarks 518-char remark
9. 2026-06-09
   listed $74,900 Active 1 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: $599 · $50/mo
• Projected year-2 tax: $599 · $50/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $16,896
• − Mortgage interest: −$3,305
• − Property taxes: −$599
• − Insurance: −$295
• − Repairs & maintenance: −$1,352
• − Management: −$1,352
• − Depreciation: −$1,716
• Taxable income: $8,277
• Est. tax owed @ 24.0%: −$1,986
• After-tax cash flow: $6,754/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 — Follansbee

• Score: 72/100
• State rank: #49
• US rank: #5909

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Follansbee, WV
• City population: 5,727
• 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

1 event — show timeline

• 2026-06-08 Listed $74,900 MLSNOW

Property tax history

+2.2%/yr

Latest (2025): $599 · +3.2% YoY. Source: county tax records.