125 Bonview · Fairmont, WV 26554

$119,000

4 bd · 1.5 ba · 1,791 sqft · SingleFamily public records · 38 Days on market

Built 1906 5,401 sqft lot Est $138k · 14% under

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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 +28.1/30.0
• ARV discount +13.7/15.0
• DSCR +10.0/10.0
• 1% rule +6.7/10.0
• Livability +3.5/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Pleasantly updated 3 bedroom, 1.5 bath home in move-in condition. Offering quaint formal dining room, cozy kitchen, and main floor laundry. With a new roof, new flooring, and new furnace, this home boasts newer windows & a freshly painted interior!

Key facts

• Original mantles
• Built in shelves
• Kitchen island

Tags

• BRIGHT PLEASANT KITCHEN
• KITCHEN ISLAND
• BUILT IN SHELVES
• ORIGINAL WOOD STAIRCASE
• ORIGINAL MANTLES
• SEMI PRIVATE BACK YARD

Property features AI

Finance

• HOA & community: Golf community access; Pool; Tennis courts

Exterior

• Parking: Off-street parking; On-street parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family detached residence; 2 stories
• Construction: Frame construction; Vinyl siding; Wood siding; Shingle roof
• Exterior features: Deck; Porch; Level and sloped lot

Interior

• Kitchen: Range
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Forced air; Natural gas heating
• Interior features: Masonry fireplace; Partial, unfinished basement; 7 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $373 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $115k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 4.3% in Fairmont — 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 70/100 on livability (#64 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D, amenities F, commute F.
• Marion County Schools (town): math 30% / reading 43% proficiency, ranked #11 of 55 in WV (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Jayenne Elementary School (math 47% / reading 47%, grade D-, #63 of 377 statewide, top 18%, 300 students, 0% FRL); West Fairmont Middle School (math 27% / reading 41%, grade F, #36 of 109 statewide, top 35%, 629 students, 0% FRL); East Fairmont High School (math 27% / reading 52%, grade F, #21 of 110 statewide, top 26%, 689 students, 0% FRL) — zoned schools average 0% FRL vs 46% district-wide (46 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 151 active listings in the ZIP; 3 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($115k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $11k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $95k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1906 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,430 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1906 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.17% ✓
• Cap rate: 10.05%
• Cash-on-cash: 13.43%
• DSCR: 1.60
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $137,907
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
702 Pennsylvania	0.42mi	3/2.0 (-1)	1,877 (+5%)	11mo	$43,000	$23	56
310 Chicago St	0.42mi	3/2.0 (-1)	1,675 (-6%)	9mo	$76,500	$46	56
510 Pennsylvania Ave	0.25mi	4/1.5	2,038 (+14%)	12mo	$14,000	$7	55
116 Russell St	0.73mi	3/2.0 (-1)	1,893 (+6%)	3mo	$160,000	$85	47
336 Maple	0.43mi	3/2.0 (-1)	1,568 (-12%)	8mo	$120,000	$77	46
1311 Pennsylvania Ave	0.26mi	3/1.0 (-1)	1,588 (-11%)	21mo	$161,000	$101	44
237 Sterling Rd	0.32mi	3/2.0 (-1)	1,961 (+10%)	23mo	$221,500	$113	43
202 Elk Ave	0.62mi	3/1.0 (-1)	1,752 (-2%)	22mo	$25,000	$14	42
1021 Mccoy St	0.49mi	3/1.5 (-1)	1,634 (-9%)	19mo	$107,000	$65	41
5 Carlone St	0.55mi	3/2.0 (-1)	1,945 (+9%)	15mo	$140,000	$72	40
107 Hess St	0.69mi	3/2.5 (-1)	1,566 (-13%)	4mo	$129,000	$82	35
8 Bonasso Dr	0.52mi	5/2.0 (+1)	1,525 (-15%)	16mo	$205,000	$134	30

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: 3.5%
• Equity multiple: 1.13×
• Total profit: $4,430
• Equity at exit: $17,743

10-year hold

• IRR: 13.0%
• Equity multiple: 2.03×
• Total profit: $34,282
• Equity at exit: $10,289

Cash invested: $33,320 (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 26554

• Home prices YoY: -11.3%
• Active inventory: 151
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,388 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$50 /mo · $598/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $373

Break-even live

Break-even rent $916

Max offer price $119,000

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $119,000 Active 38 DOM
2. 2026-06-18
   days on market $119,000 Active 37 DOM
3. 2026-06-17
   days on market $119,000 Active 36 DOM
4. 2026-06-16
   days on market $119,000 Active 35 DOM
5. 2026-06-15
   days on market $119,000 Active 34 DOM
6. 2026-06-14
   days on market $119,000 Active 32 DOM
7. 2026-06-13
   days on market $119,000 Active 31 DOM
8. 2026-06-10
   days on market $119,000 Active 29 DOM
9. 2026-06-09
   days on market $119,000 Active 28 DOM
10. 2026-06-08
    days on market $119,000 Active 27 DOM
11. 2026-06-07
    days on market $119,000 Active 26 DOM
12. 2026-06-02
    pricedays on market $119,000 Active 21 DOM
13. 2026-06-01
    days on market $130,000 Active 20 DOM
14. 2026-05-31
    days on market $130,000 Active 19 DOM
15. 2026-05-30
    days on market $130,000 Active 18 DOM
16. 2026-05-12
    listed $130,000 Active
17. 2022-05-10
    soldstatus $95,000 254-char remark

    Show marketing remark (254 chars)

    Pleasantly updated 3 bedroom, 1.5 bath home in move-in condition. Offering quaint formal dining room, cozy kitchen, and main floor laundry. With a new roof, new flooring, and new furnace, this home boasts newer windows & a freshly painted interior!

18. 2022-03-11
    listed $99,500 254-char remark

    Show marketing remark (254 chars)

    Pleasantly updated 3 bedroom, 1.5 bath home in move-in condition. Offering quaint formal dining room, cozy kitchen, and main floor laundry. With a new roof, new flooring, and new furnace, this home boasts newer windows & a freshly painted interior!

ⓘ 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: $598 · $50/mo
• Projected year-2 tax: $702 · $59/mo
• Expected delta: +$104/yr (+$9/mo · 17.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,655
• − Mortgage interest: −$6,666
• − Property taxes: −$598
• − Insurance: −$595
• − Repairs & maintenance: −$1,332
• − Management: −$1,332
• − Depreciation: −$3,462
• Taxable income: $2,669
• Est. tax owed @ 24.0%: −$641
• After-tax cash flow: $3,835/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: Marion County Schools
• NCES district ID: 5400720
• Math proficiency: 30% ▼ -14.00%
• Reading proficiency: 43% ▼ -8.00%
• Median HH income: $42,195
• Composite: 30.8/100
• National rank: #6145
• State rank: #11 of 55 in WV

Livability — Fairmont

• Score: 70/100
• State rank: #64
• US rank: #8054

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairmont, WV
• Population (ZIP): 42,116

Population outlook (Marion County) Hauer SSP2

• Today (2025): 56,923 people
• By 2030: 56,850 · -0.1%
• By 2040: 56,469 · -0.8%
• By 2050: 56,027 · -1.6%
• By 2075: 55,509 · -2.5%
• By 2100: 51,082 · -10.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Black 3% Hispanic / Latino 2%
• Common ancestry: Romanian 3% Slovak 2% Iranian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Marion

• 2024 margin: Solid R (+31.2) · D 33.2% · R 64.5% · Other 2.3%
• 2008→2024 swing: -31.7pp toward R · 2008: 0.5pp · 2024: -31.2pp
• All cycles: 2024: R+31.2 2020: R+28.7 2016: R+33.5 2012: R+14.4 2008: D+0.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -30.86%
• Current HPI: 240.9967
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+30.7% since first listed

3 events — show timeline

• 2026-05-12 Listed $130,000 NCWVREIN
• 2022-05-10 Sold (MLS) $95,000 NCWVREIN
• 2022-03-11 Listed $99,500 NCWVREIN

Property tax history

+3.0%/yr

Latest (2025): $598 · +4.6% YoY. Source: county tax records.