90 Third St · Shinnston, WV 26431

$45,000

2 bd · 1.0 ba · 1,131 sqft · SingleFamily public records · 552 Days on market

Built 1920 0.58 ac lot ↓ 35% 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 +6.5/10.0
• Livability +4.0/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This wonderful gem is ready to be reinvented, nestled on 5 city lots the main level has 2 bedrooms one with ensuite, large living room, dining area with porch access over looking the beautiful back yard. Down stairs includes the large kitchen with 10x7 cellar/pantry close by. Access to yet another porch over looking the beautiful back yard, Mechanical room and main full bathroom with laundry hookups. The property is . 58 ac, with lots of potential. This property will require Renovation loan or Cash. Agent Remarks

Key facts

• 5 city lots
• Dining area
• Large living room

Tags

• 5 CITY LOTS
• LARGE LIVING ROOM
• DINING AREA
• LARGE KITCHEN
• 10X7 CELLAR
• PORCH ACCESS

Property features AI

Exterior

• Parking: Off-street parking; On-street parking
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family detached residence; One story
• Construction: Block, frame, vinyl siding and wood siding construction; Shingle roof; Below-grade finished area
• Exterior features: Front porch; Sloped lot

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: Includes a master bedroom with a fireplace
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Ceiling fans; No central heating listed
• Interior features: Two masonry fireplaces (one in the master bedroom); Partially finished basement with crawl space
• Laundry & utility: Basement utility space (partially finished)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $466 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 80/100 on livability (#12 in WV, #1,712 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F.
• Harrison County Schools (town): math 29% / reading 43% proficiency, ranked #12 of 55 in WV (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Victory Elementary School (389 students, 0% FRL); Lincoln Middle School (math 20% / reading 43%, grade F, #52 of 109 statewide, top 49%, 444 students, 0% FRL); Lincoln High School (math 17% / reading 37%, grade F, #79 of 110 statewide, top 78%, 548 students, 0% FRL) — zoned schools average 0% FRL vs 43% district-wide (43 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 14 active listings in the ZIP; 84 units permitted in Harrison County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($311 loan paydown + $1k appreciation (3.0% local appreciation)).
• Harrison County population projected at -11% 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 552 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 552 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 1920 — 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: 2.24% ✓
• Cap rate: 18.73%
• Cash-on-cash: 44.41%
• DSCR: 2.98
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $139,113
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 Monroe	0.51mi	2/1.0	964 (-15%)	19mo	$69,900	$73	36
226 Woodlawn Dr	0.58mi	3/1.0 (+1)	972 (-14%)	12mo	$120,000	$123	35

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

Projected returns pro-forma

2.95% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 49.7%
• Equity multiple: 3.78×
• Total profit: $35,030
• Equity at exit: $20,113

10-year hold

• IRR: 49.4%
• Equity multiple: 7.61×
• Total profit: $83,269
• Equity at exit: $30,902

Cash invested: $12,600 (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 26431

• Home prices YoY: 1.8%
• Active inventory: 14
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,006 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$74 /mo · $887/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $466

Break-even live

Break-even rent $416

Max offer price $45,000

Occupancy floor 49%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $45,000 Active 552 DOM
2. 2026-06-18
   days on market $45,000 Active 551 DOM
3. 2026-06-17
   days on market $45,000 Active 550 DOM
4. 2026-06-16
   days on market $45,000 Active 549 DOM
5. 2026-06-15
   days on market $45,000 Active 548 DOM
6. 2026-06-14
   days on market $45,000 Active 546 DOM
7. 2026-06-12
   days on market $45,000 Active 545 DOM
8. 2026-06-09
   days on market $45,000 Active 542 DOM
9. 2026-06-08
   days on market $45,000 Active 541 DOM
10. 2026-06-07
    days on market $45,000 Active 540 DOM
11. 2026-06-05
    days on market $45,000 Active 537 DOM
12. 2026-06-03
    days on market $45,000 Active 536 DOM
13. 2026-06-02
    days on market $45,000 Active 535 DOM
14. 2026-06-01
    days on market $45,000 Active 534 DOM
15. 2026-05-31
    days on market $45,000 Active 533 DOM
16. 2026-05-30
    days on market $45,000 Active 532 DOM
17. 2025-12-31
    price $45,000
18. 2025-06-10
    price $55,000
19. 2025-04-28
    price $62,000
20. 2025-01-14
    price $62,100
21. 2024-12-14
    listed $69,000 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: $887 · $74/mo
• Projected year-2 tax: $887 · $74/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

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,075
• − Mortgage interest: −$2,521
• − Property taxes: −$887
• − Insurance: −$225
• − Repairs & maintenance: −$966
• − Management: −$966
• − Depreciation: −$1,309
• Taxable income: $5,201
• Est. tax owed @ 24.0%: −$1,248
• After-tax cash flow: $4,347/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: Harrison County Schools
• NCES district ID: 5400510
• Math proficiency: 29% ▼ -10.00%
• Reading proficiency: 43% ▼ -3.00%
• Median HH income: $43,269
• Composite: 30.48/100
• National rank: #6222
• State rank: #12 of 55 in WV

Livability — Shinnston

• Score: 80/100
• State rank: #12
• US rank: #1712

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shinnston, WV
• Population (ZIP): 5,899

Population outlook (Harrison County) Hauer SSP2

• Today (2025): 67,273 people
• By 2030: 65,963 · -1.9%
• By 2040: 63,033 · -6.3%
• By 2050: 59,999 · -10.8%
• By 2075: 52,524 · -21.9%
• By 2100: 42,654 · -36.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Iranian 8% Lithuanian 2% Romanian 2%
• Foreign-born: 1% · Canada, Vietnam
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Harrison

• 2024 margin: Solid R (+41.0) · D 28.5% · R 69.4% · Other 2.1%
• 2008→2024 swing: -27.6pp toward R · 2008: -13.3pp · 2024: -41.0pp
• All cycles: 2024: R+41.0 2020: R+37.6 2016: R+39.5 2012: R+23.5 2008: R+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.95%
• Current HPI: 172.0039
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-34.8% since first listed

5 events — show timeline

• 2025-12-31 Price Changed $45,000 NCWVREIN
• 2025-06-10 Price Changed $55,000 NCWVREIN
• 2025-04-28 Price Changed $62,000 NCWVREIN
• 2025-01-14 Price Changed $62,100 NCWVREIN
• 2024-12-14 Listed $69,000 NCWVREIN

Property tax history

+2.5%/yr

Latest (2025): $887 · +7.6% YoY. Source: county tax records.