2 Laurel Pl · West Liberty, WV 26003

$99,900

3 bd · 1.5 ba · 1,592 sqft · SingleFamily public records · 22 Days on market

Built 1980 1.30 ac lot

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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 +28.4/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Schools +3.5/10.0
• Rent growth +3.3/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Tucked away on a private wooded lot, this spacious home offers a rare opportunity to restore a truly unique property full of character and potential. Featuring multiple living areas, hardwood flooring, large windows with natural light, striking wood accents, and an in-ground pool, the home offers a flexible layout ready for transformation. The peaceful setting creates a secluded feel while still being conveniently located. Ideal for investors, flippers, or buyers looking to customize a home with strong upside potential. Property is being sold as-is.

Key facts

• Hardwood flooring
• Large windows
• In-ground pool

Tags

• PRIVATE WOODED LOT
• MULTIPLE LIVING AREAS
• HARDWOOD FLOORING
• LARGE WINDOWS
• IN-GROUND POOL
• FLEXIBLE LAYOUT

Property features AI

Exterior

• Parking: Detached 2-car garage; Concrete driveway/parking
• Utilities: Public water; Public sewer
• Home design: Single-family ranch; Single-story
• Construction: Wood siding; Shingle roof
• Exterior features: Fenced yard; In-ground pool; Shed(s)

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning
• Interior features: One fireplace; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $324 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#191 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B; Watch: schools C-, amenities F, commute F.
• Ohio County Schools (urban): math 34% / reading 49% proficiency, ranked #5 of 55 in WV (top 9%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.0%/yr); 223 active listings in the ZIP; 2 units permitted in Ohio County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Ohio County population projected at -17% 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 $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Recommended offer $98,401 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.22% ✓
• Cap rate: 10.19%
• Cash-on-cash: 13.91%
• DSCR: 1.62
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $280,192
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
119 Laurelwood Ests	0.72mi	3/3.0	1,536 (-4%)	2mo	$270,000	$176	53
6 Laurelwood St	0.66mi	3/2.5	1,408 (-12%)	16mo	$245,000	$174	32
2 Laurelwood St	0.68mi	3/3.0	1,703 (+7%)	24mo	$340,000	$200	31

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 · 3.03% rent growth · sell at horizon

5-year hold

• IRR: 4.1%
• Equity multiple: 1.16×
• Total profit: $4,482
• Equity at exit: $14,895

10-year hold

• IRR: 13.7%
• Equity multiple: 2.09×
• Total profit: $30,591
• Equity at exit: $8,638

Cash invested: $27,972 (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 26003

• Home prices YoY: -23.4%
• Rents YoY: 3.0%
• Active inventory: 223
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,222 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$76 /mo · $912/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $324

Break-even live

Break-even rent $812

Max offer price $99,900

Occupancy floor 68%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $99,900 Active 22 DOM
2. 2026-06-18
   days on market $99,900 Active 21 DOM
3. 2026-06-17
   days on market $99,900 Active 20 DOM
4. 2026-06-16
   days on market $99,900 Active 19 DOM
5. 2026-06-15
   days on market $99,900 Active 18 DOM
6. 2026-06-14
   pricedays on market $99,900 Active 16 DOM
7. 2026-06-12
   days on market $114,900 Active 15 DOM
8. 2026-06-09
   days on market $114,900 Active 12 DOM
9. 2026-06-08
   days on market $114,900 Active 11 DOM
10. 2026-06-07
    days on market $114,900 Active 10 DOM
11. 2026-06-05
    days on market $114,900 Active 7 DOM
12. 2026-06-03
    days on market $114,900 Active 6 DOM
13. 2026-06-02
    days on market $114,900 Active 5 DOM
14. 2026-06-01
    days on market $114,900 Active 4 DOM
15. 2026-05-31
    days on market $114,900 Active 3 DOM
16. 2026-05-30
    days on market $114,900 Active 2 DOM
17. 2026-05-26
    listed $114,900 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: $912 · $76/mo
• Projected year-2 tax: $912 · $76/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,668
• − Mortgage interest: −$5,596
• − Property taxes: −$912
• − Insurance: −$500
• − Repairs & maintenance: −$1,173
• − Management: −$1,173
• − Depreciation: −$2,906
• Taxable income: $2,408
• Est. tax owed @ 24.0%: −$578
• After-tax cash flow: $3,312/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: Ohio County Schools
• NCES district ID: 5401050
• Math proficiency: 34% ▼ -9.00%
• Reading proficiency: 49% ▼ -6.00%
• Median HH income: $41,572
• Composite: 34.88/100
• National rank: #5085
• State rank: #5 of 55 in WV

Livability — West Liberty

• Score: 62/100
• State rank: #191
• US rank: #17214

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Ohio County · 39,982 people
• City population: 1,461
• Metro: Wheeling, WV-OH
• Population (ZIP): 39,982
• Household income: $57,703
• Rent vs Own: 32.5% rent · 67.5% own
• Severe rent burden: 1630.0

Population outlook (Ohio County) Hauer SSP2

• Today (2025): 40,604 people
• By 2030: 39,150 · -3.6%
• By 2040: 36,039 · -11.2%
• By 2050: 33,582 · -17.3%
• By 2075: 28,662 · -29.4%
• By 2100: 22,963 · -43.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Black 3% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Serbian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Other Indo-European 1% Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Ohio

• 2024 margin: Strong R (+26.0) · D 36.0% · R 62.0% · Other 2.0%
• 2008→2024 swing: -15.3pp toward R · 2008: -10.8pp · 2024: -26.0pp
• All cycles: 2024: R+26.0 2020: R+25.8 2016: R+31.6 2012: R+22.5 2008: R+10.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.09%
• Current HPI: 223.4106
• Rent YoY: ▲ 3.03%
• Metro: Wheeling, WV-OH
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-26 Listed $114,900 WBOR

Property tax history

+5.4%/yr

Latest (2025): $912 · +39.5% YoY. Source: county tax records.