807 Highland Ave · New Martinsville, WV 26155

$110,000

2 bd · 1.0 ba · 1,411 sqft · SingleFamily public records · 46 Days on market

Built 1940 9,148 sqft lot Est $182k · 40% under ↓ 27% 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 +24.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +5.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming 1940s home offering great potential and classic character. Features two first-floor bedrooms and original hardwood floors hidden beneath the carpet, ready to be restored. The finished attic provides a versatile third bedroom or bonus space. Major updates include new wiring throughout the entire home, a newer metal roof, and a new hot water tank. A standout feature is the massive 2-car detached garage—once home to a full autobody shop—complete with its own heat and AC, making it perfect for projects, hobbies, or workspace. Enjoy a fully fenced backyard and additional storage shed. All measurements are approximate.

Key facts

• Finished attic
• New wiring
• New hot water tank

Tags

• ORIGINAL HARDWOOD FLOORS
• FINISHED ATTIC
• NEW WIRING
• NEWER METAL ROOF
• NEW HOT WATER TANK
• DETACHED GARAGE

Property features AI

Exterior

• Parking: Detached gravel 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family ranch; 1 story
• Construction: Vinyl siding; Metal roof
• Exterior features: Porch; Fenced yard

Interior

• Kitchen: Cooktop; Oven; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heat; Window unit cooling
• Interior features: Full basement; 8 total rooms
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $180 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 4.3% in New Martinsville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 62/100 on livability (#176 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D-, amenities F, commute F.
• Wetzel County Schools (town): math 25% / reading 33% proficiency, ranked #36 of 55 in WV (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 37 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Wetzel County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $9k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.04% ✓
• Cap rate: 8.86%
• Cash-on-cash: 9.17%
• DSCR: 1.41
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $182,019
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
826 Meadow Dr	0.29mi	3/1.0 (+1)	1,352 (-4%)	3mo	$47,000	$35	72
909 James St	0.10mi	3/2.0 (+1)	1,460 (+4%)	12mo	$137,500	$94	71
74 Anson St	0.23mi	3/2.0 (+1)	1,556 (+10%)	1mo	$155,000	$100	62
128 Fairview Dr	0.51mi	3/2.0 (+1)	1,438 (+2%)	4mo	$160,000	$111	61
1233 Wren Dr	0.48mi	3/2.0 (+1)	1,380 (-2%)	7mo	$216,000	$157	59
420 Susan St	0.40mi	3/1.5 (+1)	1,300 (-8%)	10mo	$224,000	$172	52
139 Paddock Green Dr	0.53mi	3/2.0 (+1)	1,320 (-6%)	8mo	$275,000	$208	49
811 Walter Dr	0.61mi	2/1.5	1,221 (-14%)	1mo	$179,000	$147	46
59 East Thistle Dr	0.49mi	3/1.5 (+1)	1,336 (-5%)	18mo	$150,000	$112	46
147 Fairview Dr	0.57mi	3/2.5 (+1)	1,492 (+6%)	9mo	$184,200	$123	46
179 Paddock Green Dr	0.59mi	3/1.5 (+1)	1,320 (-6%)	14mo	$170,000	$129	43
542 Greenbriar Ct	0.60mi	3/1.5 (+1)	1,212 (-14%)	17mo	$165,000	$136	27

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: -5.6%
• Equity multiple: 0.79×
• Total profit: $-6,381
• Equity at exit: $16,401

10-year hold

• IRR: 4.1%
• Equity multiple: 1.30×
• Total profit: $9,164
• Equity at exit: $9,511

Cash invested: $30,800 (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 26155

• Home prices YoY: -20.5%
• Active inventory: 37
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,144 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$46 /mo · $548/yr
• Insurance: −$46
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $180

Break-even live

Break-even rent $916

Max offer price $110,000

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-08
   days on market $110,000 Active 46 DOM
2. 2026-06-07
   days on market $110,000 Active 45 DOM
3. 2026-06-04
   days on market $110,000 Active 43 DOM
4. 2026-06-03
   days on market $110,000 Active 42 DOM
5. 2026-06-02
   days on market $110,000 Active 41 DOM
6. 2026-06-01
   days on market $110,000 Active 40 DOM
7. 2026-05-31
   days on market $110,000 Active 39 DOM
8. 2026-04-30
   price $110,000
9. 2026-04-22
   listed $119,000 Active
10. 2026-04-11
    price $139,900
11. 2026-02-17
    listed $149,900 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: $548 · $46/mo
• Projected year-2 tax: $649 · $54/mo
• Expected delta: +$101/yr (+$8/mo · 18.4%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 79% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥99°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $13,726
• − Mortgage interest: −$6,162
• − Property taxes: −$548
• − Insurance: −$1,216
• − Repairs & maintenance: −$1,098
• − Management: −$1,098
• − Depreciation: −$3,200
• Taxable income: $404
• Est. tax owed @ 24.0%: −$97
• After-tax cash flow: $2,060/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: Wetzel County Schools
• NCES district ID: 5401560
• Math proficiency: 25% ▼ -11.00%
• Reading proficiency: 33% ▼ -8.00%
• Median HH income: $38,296
• Composite: 24.22/100
• National rank: #7726
• State rank: #36 of 55 in WV

Livability — New Martinsville

• Score: 62/100
• State rank: #176
• US rank: #16097

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Martinsville, WV
• County: Wetzel · 7,715 people
• Population (ZIP): 7,715
• Household income: $54,747
• Rent vs Own: 18.3% rent · 81.7% own
• Severe rent burden: 7.8

Population outlook (Wetzel County) Hauer SSP2

• Today (2025): 14,127 people
• By 2030: 13,248 · -6.2%
• By 2040: 11,611 · -17.8%
• By 2050: 10,193 · -27.8%
• By 2075: 7,753 · -45.1%
• By 2100: 5,922 · -58.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3%
• Common ancestry: Romanian 3% Slovak 2% Serbian 1%
• Foreign-born: 1% · Canada

Political lean MEDSL · Wetzel

• 2024 margin: Solid R (+55.5) · D 21.0% · R 76.5% · Other 2.5%
• 2008→2024 swing: -49.3pp toward R · 2008: -6.2pp · 2024: -55.5pp
• All cycles: 2024: R+55.5 2020: R+51.8 2016: R+50.3 2012: R+21.6 2008: R+6.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -37.42%
• Current HPI: 144.8976
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-26.6% since first listed

4 events — show timeline

• 2026-04-30 Price Changed $110,000 WBOR
• 2026-04-22 Listed $119,000 WBOR
• 2026-04-11 Price Changed $139,900 WBOR
• 2026-02-17 Listed $149,900 WBOR

Property tax history

+9.0%/yr

Latest (2025): $548 · +18.7% YoY. Source: county tax records.