153 River St · Grantsville, WV 26147

$39,900

4 bd · 2.0 ba · 1,671 sqft · SingleFamily · 149 Days on market

Built 1950 ↓ 33% 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 +7.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

Come see this home with 4 bedrooms, 2 full baths, dining room, kitchen, and nice level yard. The 4 bedrooms have hardwood floors and are very large. This home is within close distances to local shops in town. Price to sell $54900.

Key facts

• Level yard
• Hardwood floors
• Local shops

Tags

• LEVEL YARD
• HARDWOOD FLOORS
• LOCAL SHOPS

Property features AI

Finance

• HOA & community: Community features include golf and pool

Exterior

• Parking: No designated parking
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family detached residence; 2 stories
• Construction: Frame construction; Vinyl siding; Metal roof
• Exterior features: Porch; Level lot; River frontage; On the waterfront (river front)

Interior

• Kitchen: Dishwasher; Range
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Dishwasher; Range; Ceiling fans; Central heating; Central air; Partial basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#162 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: amenities F, commute F, employment F.
• Calhoun County Schools (rural): math 18% / reading 34% proficiency, ranked #46 of 55 in WV (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Pleasant Hill School (math 24% / reading 34%, grade F, #225 of 377 statewide, top 68%, 176 students, 0% FRL); Calhoun Middle/High School (math 11% / reading 34%, grade F, #96 of 110 statewide, top 87%, 524 students, 0% FRL) — zoned schools average 0% FRL vs 51% district-wide (51 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 6 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($276 loan paydown + $2k appreciation (4.7% local appreciation)).
• Calhoun County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.7% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $35,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 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 1950 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 3.20% ✓
• Cap rate: 28.38%
• Cash-on-cash: 78.87%
• DSCR: 4.51
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $96,918
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
515 Elm St	0.48mi	4/2.0	1,458 (-13%)	5mo	$85,000	$58	52

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

Projected returns pro-forma

4.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.5%
• Equity multiple: 3.35×
• Total profit: $26,202
• Equity at exit: $21,826

10-year hold

• IRR: 37.1%
• Equity multiple: 6.83×
• Total profit: $65,077
• Equity at exit: $37,034

Cash invested: $11,172 (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 26147

• Home prices YoY: 3.4%
• Active inventory: 6
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,278 medium
• Mortgage (P&I): −$209
• Tax est. 1.5%: −$50 /mo · $598/yr
• Insurance: −$17
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $274

Break-even live

Break-even rent $932

Max offer price $39,900

Occupancy floor 74%

Sensitivity live

Price	-10% $301	-5% $288	+0% $274	+5% $260	+10% $246
Rent	-10% $173	-5% $223	+0% $274	+5% $324	+10% $375
Rate	-1.0pp $294	-0.5pp $284	base $274	+0.5pp $264	+1.0pp $253

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-23
   price $39,900
2. 2026-04-16
   price $44,900
3. 2026-03-26
   status Active
4. 2026-03-18
   status Pending
5. 2026-02-20
   price $49,900
6. 2026-01-19
   price $54,900
7. 2025-12-22
   listed $59,900 Active

ⓘ 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 6/10 Major FEMA zone AE · 74% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥100°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: $15,342
• − Mortgage interest: −$2,235
• − Property taxes: −$598
• − Insurance: −$5,724
• − Repairs & maintenance: −$1,227
• − Management: −$1,227
• − Depreciation: −$1,161
• Taxable income: $3,168
• Est. tax owed @ 24.0%: −$760
• After-tax cash flow: $2,526/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: Calhoun County Schools
• NCES district ID: 5400210
• Math proficiency: 18% ▼ -13.00%
• Reading proficiency: 34% ▼ -12.00%
• Median HH income: $32,492
• Composite: 21.15/100
• National rank: #8429
• State rank: #46 of 55 in WV

Livability — Grantsville

• Score: 63/100
• State rank: #162
• US rank: #15330

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grantsville, WV
• Population (ZIP): 1,873

Population outlook (Calhoun County) Hauer SSP2

• Today (2025): 6,927 people
• By 2030: 6,570 · -5.2%
• By 2040: 5,799 · -16.3%
• By 2050: 5,071 · -26.8%
• By 2075: 3,678 · -46.9%
• By 2100: 2,580 · -62.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Slovak 3% Iranian 1% Romanian 1%
• Foreign-born: 0%

Political lean MEDSL · Calhoun

• 2024 margin: Solid R (+64.8) · D 16.6% · R 81.4% · Other 1.9%
• 2008→2024 swing: -49.5pp toward R · 2008: -15.4pp · 2024: -64.8pp
• All cycles: 2024: R+64.8 2020: R+60.5 2016: R+60.2 2012: R+22.6 2008: R+15.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.67%
• Current HPI: 144.026
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-33.4% since first listed

7 events — show timeline

• 2026-05-23 Price Changed $39,900 NCWVREIN
• 2026-04-16 Price Changed $44,900 NCWVREIN
• 2026-03-26 Relisted — NCWVREIN
• 2026-03-18 Pending — NCWVREIN
• 2026-02-20 Price Changed $49,900 NCWVREIN
• 2026-01-19 Price Changed $54,900 NCWVREIN
• 2025-12-22 Listed $59,900 NCWVREIN