89 Station St · Shinnston, WV 26431

$80,000

2 bd · 2.0 ba · 780 sqft · Manufactured · 220 Days on market

Built 1972 ↓ 30% 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 +21.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• Appreciation +6.5/10.0
• 1% rule +5.7/10.0
• Livability +4.0/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

MOTIVATED SELLERS . .. . NOW LISTED AT JUST $90,000.00!!!! VERY WELL MAINTAINED home sitting on a lovely lot. Enjoy sitting out on the covered porch/carport with your white rockers to have your own Cracker Barrel setting right downtown in Shinnston, West Virginia. Many that drive by will enjoy the beauty & your yard will be the talk of the town. Bonus. .. .home is furnished, sofa, loveseat, dining room table and chairs, new range & stove, and a washer and dryer. The home is immaculate and move in ready. Drive right up on the carport to take your groceries in, come rain or shine. Ample off street parking!!! 10x10 bldg. for storage. Sq. footage, age of home and lot size is approx

Key facts

• Covered porch
• Storage building
• Built 1972

Tags

• COVERED PORCH
• AMPLE OFF STREET PARKING
• STORAGE BUILDING

Property features AI

Finance

• Other: Property type: Residential

Exterior

• Parking: Off-street parking; On-street parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-wide manufactured home; Single-story
• Construction: Metal siding; Shingle roof
• Exterior features: Cleared lot; Corner lot; Level lot; Shingle roof; Crawl space basement

Interior

• Kitchen: Includes refrigerator, microwave and range
• Bedrooms: Total of 7 rooms (bedroom count not specified)
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fan(s); Forced air heating; Natural gas heating
• Interior features: Refrigerator; Microwave; Range; Smoke detector(s)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $121 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($853 rent vs $80k).
• Recommended offer: $70k (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: Big Elm Elementary School (math 33% / reading 29%, grade F, #215 of 377 statewide, top 57%, 624 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 $3k of equity ($553 loan paydown + $2k 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 220 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 220 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 1972 — 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: 1.07% ✓
• Cap rate: 8.10%
• Cash-on-cash: 6.46%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 13.4%
• Equity multiple: 1.76×
• Total profit: $17,132
• Equity at exit: $35,756

10-year hold

• IRR: 15.4%
• Equity multiple: 3.25×
• Total profit: $50,501
• Equity at exit: $54,936

Cash invested: $22,400 (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: 7.8×

Monthly cashflow live

• Estimated rent: $853 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $121

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 81%

Sensitivity live

Price	-10% $176	-5% $148	+0% $121	+5% $93	+10% $65
Rent	-10% $53	-5% $87	+0% $121	+5% $154	+10% $188
Rate	-1.0pp $161	-0.5pp $141	base $121	+0.5pp $100	+1.0pp $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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-22
   days on market $80,000 Active 220 DOM
2. 2026-06-21
   days on market $80,000 Active 219 DOM
3. 2026-06-19
   days on market $80,000 Active 217 DOM
4. 2026-06-18
   days on market $80,000 Active 216 DOM
5. 2026-06-17
   days on market $80,000 Active 215 DOM
6. 2026-06-16
   days on market $80,000 Active 214 DOM
7. 2026-06-15
   days on market $80,000 Active 213 DOM
8. 2026-06-14
   days on market $80,000 Active 211 DOM
9. 2026-06-12
   days on market $80,000 Active 210 DOM
10. 2026-06-09
    days on market $80,000 Active 207 DOM
11. 2026-06-08
    days on market $80,000 Active 206 DOM
12. 2026-06-07
    days on market $80,000 Active 205 DOM
13. 2026-06-05
    days on market $80,000 Active 202 DOM
14. 2026-06-03
    days on market $80,000 Active 201 DOM
15. 2026-06-02
    days on market $80,000 Active 200 DOM
16. 2026-06-01
    days on market $80,000 Active 199 DOM
17. 2026-05-31
    pricedays on market $80,000 Active 198 DOM
18. 2026-05-30
    days on market $90,000 Active 197 DOM
19. 2026-04-16
    price $90,000
20. 2026-03-18
    price $95,000
21. 2026-01-10
    price $110,000
22. 2025-12-04
    price $117,700
23. 2025-11-25
    price $122,700
24. 2025-11-14
    listed $127,700 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥97°F today · 21 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: $10,231
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$818
• − Management: −$818
• − Depreciation: −$2,327
• Taxable income: $185
• Est. tax owed @ 24.0%: −$44
• After-tax cash flow: $1,403/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

-29.5% since first listed

6 events — show timeline

• 2026-04-16 Price Changed $90,000 NCWVREIN
• 2026-03-18 Price Changed $95,000 NCWVREIN
• 2026-01-10 Price Changed $110,000 NCWVREIN
• 2025-12-04 Price Changed $117,700 NCWVREIN
• 2025-11-25 Price Changed $122,700 NCWVREIN
• 2025-11-14 Listed $127,700 NCWVREIN

Property tax history

+11.6%/yr

Latest (2025): $91 · +12.8% YoY. Source: county tax records.