376 Simpson St · Despard, WV 26301

$109,500

2 bd · 1.0 ba · 900 sqft · SingleFamily · 180 Days on market

Built 1900 0.60 ac lot Est $93k · 18% over ↓ 15% since listing

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Why this score? — see what drove the D- 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 +15.3/30.0
• DSCR +4.7/10.0
• 1% rule +4.2/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Ranch style home situated on . 60 acre lot. .. . offers one floor living with laundry on main floor. Washer/dryer and refrigerator to remain with home. There is a carport that offers spots for 2 cars off street and some addition off street parking. There is a second home the transfers with the sale. This home is in poor condition, but could be restored for a rental or could be sold. See Agent remarks. ..

Key facts

• Off street parking
• Carport
• One floor living

Tags

• ONE FLOOR LIVING
• LAUNDRY ON MAIN FLOOR
• CARPORT
• OFF STREET PARKING

Property features AI

Exterior

• Parking: Off-street parking; On-street parking; Carport
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family detached residence; 1 story
• Construction: Aluminum siding; Frame construction; Shingle roof; Built with crawl space foundation; Has partial, unfinished basement with concrete
• Exterior features: Porch; Sloped lot

Interior

• Kitchen: Oven; Range; Refrigerator
• Bedrooms: 6 total rooms (bedroom count not specified); Has basement (partial, unfinished; concrete/crawl space)
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Forced air heating; Natural gas heating; Central air conditioning
• Interior features: Porch; Storm door(s)
• Laundry & utility: Washer; Dryer

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 $41 ($487/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $101k (7.8% below list).
• Recommended offer: $96k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#40 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: commute C-, amenities F, employment 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: Nutter Fort Primary School (560 students, 0% FRL); Washington Irving Middle School (math 19% / reading 38%, grade F, #63 of 109 statewide, top 59%, 540 students, 0% FRL); Robert C Byrd High School (math 22% / reading 52%, grade F, #32 of 110 statewide, top 34%, 765 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: Rents rising (+3.6%/yr); 54 active listings in the ZIP; 84 units permitted in Harrison County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $757 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Harrison County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 180 days — a 12% lower offer ($96k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 180 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 1900 — 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 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.92% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.59%
• DSCR: 1.07
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $92,700
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
376 Simpson St	0.00mi	2/1.0	900 (0%)	1mo	$92,500	$103	99
256 Simpson St	0.12mi	1/1.0 (-1)	956 (+6%)	18mo	$72,220	$76	64

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 · 3.62% rent growth · sell at horizon

5-year hold

• IRR: -13.1%
• Equity multiple: 0.53×
• Total profit: $-14,508
• Equity at exit: $16,327

10-year hold

• IRR: -3.1%
• Equity multiple: 0.78×
• Total profit: $-6,608
• Equity at exit: $9,468

Cash invested: $30,660 (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 26301

• Home prices YoY: -26.4%
• Rents YoY: 3.6%
• Active inventory: 54
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,009 medium
• Mortgage (P&I): −$574
• Tax est. 1.5%: −$137 /mo · $1,642/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $41

Break-even live

Break-even rent $958

Max offer price $109,500

Occupancy floor 91%

Sensitivity live

Price	-10% $116	-5% $78	+0% $41	+5% $3	+10% $-35
Rent	-10% $-39	-5% $1	+0% $41	+5% $80	+10% $120
Rate	-1.0pp $96	-0.5pp $68	base $41	+0.5pp $12	+1.0pp $-17

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: $27,375
• Closing costs: $3,285
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-29
   status Pending
2. 2026-04-02
   historical Active Under Contract
3. 2026-03-29
   price $109,500
4. 2025-11-20
   listed $129,500 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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,112
• − Mortgage interest: −$6,134
• − Property taxes: −$1,642
• − Insurance: −$548
• − Repairs & maintenance: −$969
• − Management: −$969
• − Depreciation: −$3,185
• Taxable loss: −$1,335
• Est. tax savings @ 24.0%: +$320
• After-tax cash flow: $808/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 — Despard

• Score: 73/100
• State rank: #40
• US rank: #5597

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Despard, WV
• County: Harrison County · 44,316 people
• Metro: Clarksburg, WV
• Population (ZIP): 28,716
• Household income: $49,816
• Rent vs Own: 34.3% rent · 65.7% own
• Severe rent burden: 765.0

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 (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 2% Black 2%
• Common ancestry: Slovak 2% Serbian 2% Lithuanian 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Other Indo-European 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: ▼ -53.70%
• Current HPI: 149.308
• Rent YoY: ▲ 3.62%
• Metro: Clarksburg, WV
• State GDP YoY: —
• F500 in state: 0

Price history

-15.4% since first listed

4 events — show timeline

• 2026-05-29 Pending — NCWVREIN
• 2026-04-02 Contingent — NCWVREIN
• 2026-03-29 Price Changed $109,500 NCWVREIN
• 2025-11-20 Listed $129,500 NCWVREIN