70 Poling Ave · Elkins, WV 26241

$120,000

3 bd · 2.0 ba · 1,552 sqft · SingleFamily · 119 Days on market

Built 1955 Fair condition Garage $77/sqft · 44% below area Est $214k · 44% under

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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 +19.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +5.1/10.0
• Livability +3.7/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

This property is a one story 3-bedroom, 2 full bath home located in a convenient Elkins neighborhood close to downtown, schools, shopping, and dining. Features a comfortable layout with spacious living areas, natural light, a large backyard, and a 2-car garage. Great opportunity for homeowners or investors looking to enjoy small-town living in Randolph County!

Key facts

• One story
• Large backyard
• Elkins neighborhood

Tags

• ONE STORY
• ELKINS NEIGHBORHOOD
• LARGE BACKYARD
• SPACIOUS LIVING AREAS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $126 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 3.7% in Elkins — 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 74/100 on livability (#34 in WV, #4,824 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute F, employment F.
• Randolph County Schools (town): math 24% / reading 35% proficiency, ranked #33 of 55 in WV (top 60%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: North Elementary School (math 22% / reading 42%, grade F, #191 of 377 statewide, top 56%, 214 students, 0% FRL); Elkins Middle School (math 17% / reading 32%, grade F, #84 of 109 statewide, top 81%, 569 students, 0% FRL); Elkins High School (math 27% / reading 47%, grade F, #32 of 110 statewide, top 34%, 783 students, 0% FRL) — zoned schools average 0% FRL vs 47% district-wide (47 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 113 active listings in the ZIP; 3 units permitted in Randolph County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Randolph County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,200 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.01% ✓
• Cap rate: 7.55%
• Cash-on-cash: 4.48%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

• ARV (median comp): $213,692
• List price: $120,000
• Delta: -43.84%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 Short St	0.49mi	2/1.0 (-1)	1,447 (-7%)	0mo	$119,000	$82	57
318 Harpertown Rd	1.12mi	2/2.0 (-1)	1,478 (-5%)	1mo	$127,000	$86	51
33 Charles St	0.21mi	4/1.0 (+1)	1,664 (+7%)	23mo	$105,000	$63	50
200 Heckel Ln	0.48mi	3/2.0	1,827 (+18%)	14mo	$310,000	$170	41
119 Heavner Ave	1.03mi	4/2.0 (+1)	1,850 (+19%)	4mo	$198,000	$107	31
98 Pleasant Ave	1.08mi	4/2.0 (+1)	1,446 (-7%)	22mo	$157,000	$109	30
202 Heavner Ave	1.01mi	3/2.0	1,352 (-13%)	22mo	$82,000	$61	26
119 Pleasant Ave	1.00mi	2/1.5 (-1)	1,396 (-10%)	21mo	$87,000	$62	24
16 Moore St	0.96mi	3/1.0	1,286 (-17%)	16mo	$188,000	$146	23

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: -9.3%
• Equity multiple: 0.66×
• Total profit: $-11,430
• Equity at exit: $17,892

10-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $419
• Equity at exit: $10,375

Cash invested: $33,600 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 1 active · 1 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $180,000 ($98/sqft)
• Median days on market: 123 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +40.4% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 26241

• Home prices YoY: -32.8%
• Active inventory: 113
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,209 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $126

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 85%

Sensitivity live

Price	-10% $208	-5% $167	+0% $126	+5% $84	+10% $43
Rent	-10% $30	-5% $78	+0% $126	+5% $173	+10% $221
Rate	-1.0pp $186	-0.5pp $156	base $126	+0.5pp $94	+1.0pp $63

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: $30,000
• Closing costs: $3,600
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• HOA & community: Community near golf

Exterior

• Parking: Detached garage2 garage spacesOff-street and on-street parking available
• Security: Smoke detector(s)
• Utilities: Public waterPublic sewer
• Home design: Single-family detached residenceOne story
• Construction: Brick, frame, and vinyl siding constructionMetal roof
• Exterior features: PorchCorner lotLevel lot

Interior

• Kitchen: Range
• Bedrooms: 5 total rooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central airCeiling fan(s)Natural gas heating
• Interior features: RangeCrawl space basementSmoke detector(s)

Listing history 50 events

1. 2026-09-23
   days on market $120,000 Active 119 DOM
2. 2026-09-21
   days on market $120,000 Active 117 DOM
3. 2026-09-20
   days on market $120,000 Active 116 DOM
4. 2026-09-19
   days on market $120,000 Active 114 DOM
5. 2026-09-17
   days on market $120,000 Active 113 DOM
6. 2026-09-17
   days on market $120,000 Active 112 DOM
7. 2026-09-16
   days on market $120,000 Active 111 DOM
8. 2026-09-14
   days on market $120,000 Active 110 DOM
9. 2026-09-13
   days on market $120,000 Active 109 DOM
10. 2026-09-12
    days on market $120,000 Active 108 DOM
11. 2026-09-11
    days on market $120,000 Active 107 DOM
12. 2026-09-05
    days on market $120,000 Active 101 DOM
13. 2026-09-04
    days on market $120,000 Active 100 DOM
14. 2026-09-03
    days on market $120,000 Active 99 DOM
15. 2026-09-02
    days on market $120,000 Active 98 DOM
16. 2026-08-29
    days on market $120,000 Active 94 DOM
17. 2026-08-28
    days on market $120,000 Active 93 DOM
18. 2026-08-27
    days on market $120,000 Active 92 DOM
19. 2026-08-25
    days on market $120,000 Active 90 DOM
20. 2026-08-24
    days on market $120,000 Active 89 DOM
21. 2026-08-23
    days on market $120,000 Active 88 DOM
22. 2026-08-22
    days on market $120,000 Active 87 DOM
23. 2026-08-21
    days on market $120,000 Active 86 DOM
24. 2026-08-20
    status $120,000 Active 85 DOM
25. 2026-08-20
    days on market $120,000 Active Under Contract 85 DOM
26. 2026-08-19
    days on market $120,000 Active Under Contract 84 DOM
27. 2026-08-18
    days on market $120,000 Active Under Contract 83 DOM
28. 2026-08-17
    days on market $120,000 Active Under Contract 82 DOM
29. 2026-08-16
    days on market $120,000 Active Under Contract 81 DOM
30. 2026-08-15
    days on market $120,000 Active Under Contract 80 DOM
31. 2026-08-14
    days on market $120,000 Active Under Contract 79 DOM
32. 2026-08-13
    days on market $120,000 Active Under Contract 78 DOM
33. 2026-08-12
    days on market $120,000 Active Under Contract 77 DOM
34. 2026-08-11
    days on market $120,000 Active Under Contract 76 DOM
35. 2026-08-10
    days on market $120,000 Active Under Contract 75 DOM
36. 2026-08-09
    days on market $120,000 Active Under Contract 74 DOM
37. 2026-08-08
    days on market $120,000 Active Under Contract 73 DOM
38. 2026-08-07
    days on market $120,000 Active Under Contract 72 DOM
39. 2026-08-06
    days on market $120,000 Active Under Contract 71 DOM
40. 2026-08-05
    status $120,000 Active Under Contract 70 DOM
41. 2026-08-05
    days on market $120,000 Active 70 DOM
42. 2026-08-04
    days on market $120,000 Active 69 DOM
43. 2026-08-03
    days on market $120,000 Active 68 DOM
44. 2026-07-31
    days on market $120,000 Active 65 DOM
45. 2026-07-30
    days on market $120,000 Active 64 DOM
46. 2026-07-29
    statusdays on market $120,000 Active 63 DOM
47. 2026-07-28
    days on market $120,000 Active Under Contract 62 DOM
48. 2026-07-26
    days on market $120,000 Active Under Contract 60 DOM
49. 2026-07-24
    days on market $120,000 Active Under Contract 58 DOM
50. 2026-07-23
    days on market $120,000 Active Under Contract 57 DOM

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $14,504
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,160
• − Management: −$1,160
• − Depreciation: −$3,491
• Taxable loss: −$429
• Est. tax savings @ 24.0%: +$103
• After-tax cash flow: $1,610/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab Est. rehab $38,800–$69,840 screening

This home requires moderate repairs and updates to improve its condition and value. The interior walls and cabinets show some wear, and the exterior siding has some discoloration. Painting and replacing these items can significantly boost its resale and rental value.

Repairs flagged

• Minor kitchen cabinets — existing cabinets show some wear
• Minor bathroom fixtures — existing fixtures show some wear
• Minor exterior siding — some discoloration visible
• Minor interior walls — existing paint shows some wear

Value-add opportunities

• Both paint interior walls — Fresh paint can make a significant difference in the home's appearance and value ↑
• Both replace kitchen cabinets — New cabinets can improve the kitchen's functionality and aesthetics ↑
• Both replace bathroom fixtures — Upgraded fixtures can enhance the bathroom's functionality and appeal ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 31/100

Zoned Schools

Elementary North Elementary School F WV #191/377 Nat'l #24,950/41,679 Middle Elkins Middle School F WV #84/109 Nat'l #10,474/14,009 High Elkins High School F WV #32/110 Nat'l #9,001/17,239

Schools (NCES district)

• District: Randolph County Schools
• NCES district ID: 5401260
• Math proficiency: 24% ▼ -5.00%
• Reading proficiency: 35% ▼ -2.00%
• Median HH income: $37,907
• Composite: 24.6/100
• National rank: #7633
• State rank: #33 of 55 in WV

B Composite livability gradescore 74/100

Livability — Elkins

• Score: 74/100
• State rank: #34
• US rank: #4824

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Randolph · 28,286 people
• Population (ZIP): 14,221
• Household income: $53,102
• Rent vs Own: 28.6% rent · 71.4% own
• Severe rent burden: 4% of renters

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Population outlook (Randolph County) Hauer SSP2

• Today (2025): 28,286 people
• By 2030: 27,558 · -2.6%
• By 2040: 25,970 · -8.2%
• By 2050: 24,529 · -13.3%
• By 2075: 21,645 · -23.5%
• By 2100: 17,349 · -38.7%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 9% Hispanic / Latino 2% Black 1%
• Common ancestry: Slovak 4% Lithuanian 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

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Political lean MEDSL · Randolph

• 2024 margin: Solid R (+46.1) · D 25.9% · R 72.1% · Other 2.0%
• 2008→2024 swing: -32.1pp toward R · 2008: -14.0pp · 2024: -46.1pp
• All cycles: 2024: R+46.1 2020: R+43.5 2016: R+44.9 2012: R+29.1 2008: R+14.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -70.60%
• Current HPI: 144.7471
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Property features AI

Finance

• HOA & community: Community near golf

Exterior

• Parking: Detached garage2 garage spacesOff-street and on-street parking available
• Security: Smoke detector(s)
• Utilities: Public waterPublic sewer
• Home design: Single-family detached residenceOne story
• Construction: Brick, frame, and vinyl siding constructionMetal roof
• Exterior features: PorchCorner lotLevel lot

Interior

• Kitchen: Range
• Bedrooms: 5 total rooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central airCeiling fan(s)Natural gas heating
• Interior features: RangeCrawl space basementSmoke detector(s)

Price history

2 events — show timeline

• 2026-06-09 Contingent — NCWVREIN
• 2026-05-27 Listed $120,000 NCWVREIN