371 Mansion Ave · Morgantown, WV 26505

$90,000

2 bd · 2.0 ba · 1,240 sqft · SingleFamily public records · 41 Days on market

Built 1905 Poor condition 4,660 sqft lot $73/sqft · 53% below area

---

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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Livability +4.2/5.0
• Rent growth +3.9/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Two-bedroom, one-bath home in need of a total remodel. Excellent opportunity for investors or handy buyers seeking a renovation project. Conveniently located in Morgantown and ready for a complete transformation. Sold as-is.

Key facts

• 4,660 sq ft lot
• Built 1905
• Listed 40 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $90k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $428 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 3.4% in Morgantown — 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 84/100 on livability (#5 in WV, #674 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment D-.
• Monongalia County Schools (urban): math 45% / reading 53% proficiency, ranked #1 of 55 in WV (top 2%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Eastwood Elementary School (math 45% / reading 47%, grade D-, #68 of 377 statewide, top 18%, 586 students, 0% FRL); Suncrest Middle School (math 46% / reading 57%, grade C, #4 of 109 statewide, top 3%, 501 students, 0% FRL); Morgantown High School (math 49% / reading 73%, grade C+, #2 of 110 statewide, top 1%, 1,859 students, 0% FRL) — zoned schools average 0% FRL vs 32% district-wide (32 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+5.5%/yr); 164 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 23 units permitted in Monongalia County in 2024 (15 in 5+ unit buildings).
• This rent runs 34% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Monongalia County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 5.5% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $52k; list at $90k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% 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 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.45% ✓
• Cap rate: 11.99%
• Cash-on-cash: 20.36%
• DSCR: 1.91
• GRM: 5.8

CMA / ARV

• ARV (median comp): $192,159
• List price: $90,000
• Delta: -53.16%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
925 Garrison	0.09mi	3/2.0 (+1)	1,303 (+5%)	4mo	$215,000	$165	79
913 Snider St	0.20mi	2/1.0	1,260 (+2%)	16mo	$170,000	$135	70
814 Clinton	0.24mi	3/2.0 (+1)	1,104 (-11%)	4mo	$170,000	$154	62
1045 Charles	0.34mi	3/2.0 (+1)	1,221 (-2%)	18mo	$42,000	$34	62
913 Ridgeway Ave	0.31mi	3/1.0 (+1)	1,200 (-3%)	13mo	$215,000	$179	60
824 Monongalia Ave	0.26mi	3/2.0 (+1)	1,426 (+15%)	4mo	$320,000	$224	54
1041 Montrose Ave	0.59mi	2/2.0	1,361 (+10%)	4mo	$155,000	$114	53
227 Darst St	0.70mi	2/1.5	1,196 (-4%)	8mo	$202,500	$169	53
1101 Sabraton Ave	0.53mi	3/2.0 (+1)	1,190 (-4%)	16mo	$236,000	$198	50
736 Richwood Ave	0.44mi	3/1.0 (+1)	1,304 (+5%)	15mo	$150,000	$115	49
216 Reay Aly	0.74mi	3/2.0 (+1)	1,272 (+3%)	15mo	$269,000	$211	44
524 Melrose St	0.64mi	3/1.0 (+1)	1,423 (+15%)	5mo	$228,000	$160	32

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 · 5.46% rent growth · sell at horizon

5-year hold

• IRR: 15.3%
• Equity multiple: 1.63×
• Total profit: $15,964
• Equity at exit: $13,419

10-year hold

• IRR: 25.7%
• Equity multiple: 3.51×
• Total profit: $63,272
• Equity at exit: $7,782

Cash invested: $25,200 (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: 11 active · 20 under contract
• Months of supply: 3.1 mo (32%/mo absorbed)
• Median asking: $218,000 ($190/sqft)
• Median days on market: 113 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -18.5% vs current asking $/sqft

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

ZIP-level market 26505

• Home prices YoY: -31.9%
• Rents YoY: 5.5%
• Active inventory: 164
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,304 high
• Mortgage (P&I): −$472
• Tax from tax record: −$93 /mo · $1,117/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $428

Break-even live

Break-even rent $763

Max offer price $90,000

Occupancy floor 62%

Sensitivity live

Price	-10% $479	-5% $453	+0% $428	+5% $402	+10% $377
Rent	-10% $325	-5% $376	+0% $428	+5% $479	+10% $531
Rate	-1.0pp $473	-0.5pp $450	base $428	+0.5pp $404	+1.0pp $381

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: $22,500
• Closing costs: $2,700
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
813 Louise Ave Unit B Morgantown, WV	2.0	1.0	1000	$1,200	$1.20	5d	1	0.28mi
361 Falling Run Rd Apt 5 Morgantown, WV	1.0	1.0	950	$800	$0.84	5d	1	0.33mi
604 Clinton Ave Morgantown, WV	1.0	1.0	800	$750	$0.94	5d	1	0.36mi
356 Stewart St Morgantown, WV	3.0	2.0	1112	$1,860	$1.67	5d	1	0.37mi
33 Highland Ave Unit down Morgantown, WV	1.0	1.0	700	$850	$1.21	5d	1	0.42mi
140 1/2 Lorentz Ave Morgantown, WV	3.0	1.0	1500	$1,750	$1.17	5d	1	0.42mi
327 Willey St Morgantown, WV	2.0	1.0	700	$788	$1.12	5d	1	0.43mi
1503 N Willey St Morgantown, WV	2.0	2.0	900	$1,045	$1.16	5d	1	0.45mi
466 Dallas St Morgantown, WV	3.0	1.0	957	$1,000	$1.04	5d	1	0.49mi
381 Forest Ave Unit C Morgantown, WV	3.0	1.0	1200	$1,650	$1.38	5d	1	0.50mi
381 Forest Ave Unit D Morgantown, WV	2.0	1.0	750	$1,100	$1.47	5d	1	0.50mi
390 Forest Ave Morgantown, WV	2.0–3.0	1.0	1000	$895	$0.90	5d	2	0.51mi
382 Forest Ave Morgantown, WV	3.0	1.0	1000	$1,800	$1.80	5d	1	0.52mi
2040 University Ave Morgantown, WV	2.0	1.0	800	$1,250	$1.56	5d	1	0.52mi
445 Baird St Unit B Morgantown, WV	3.0	1.0	1000	$1,400	$1.40	5d	1	0.53mi
2108 University Ave Morgantown, WV	1.0	1.0	687	$922	$1.34	4d	2	0.54mi
52 Campus Dr Morgantown, WV	2.0–3.0	1.0–2.0	1050	$1,400	$1.33	5d	3	0.54mi
2118 University Ave Morgantown, WV	2.0	2.0	900	$1,500	$1.67	5d	1	0.54mi
305 1st St Unit F Morgantown, WV	3.0	1.0	850	$1,800	$2.12	5d	1	0.54mi
301 1st St Unit A Morgantown, WV	2.0	1.0	1000	$1,500	$1.50	5d	1	0.55mi
303 1st St Unit D Morgantown, WV	3.0	1.5	950	$1,800	$1.89	5d	1	0.55mi
303 1st St Unit B Morgantown, WV	3.0	1.0	850	$1,800	$2.12	5d	1	0.55mi
911 Montrose Ave Morgantown, WV	2.0	1.0	1000	$1,525	$1.52	5d	1	0.56mi
147 Bradley St Unit 1 Morgantown, WV	2.0	1.5	1100	$1,050	$0.95	5d	1	0.60mi
214 Wall St Morgantown, WV	1.0–2.0	1.0–2.0	1025	$1,400	$1.37	2d	3	0.64mi
1389 University Ave Unit 1204 Morgantown, WV	2.0	2.0	700	$1,030	$1.47	5d	1	0.66mi
300 McLane Ave Morgantown, WV	1.0–3.0	1.0	975	$1,400	$1.44	3d	3	0.69mi
210 Dewey St Morgantown, WV	3.0	1.0	1200	$1,700	$1.42	5d	1	0.72mi
212 Dewey St Morgantown, WV	3.0	1.0	1200	$1,650	$1.38	5d	1	0.72mi
940 Stewart St Morgantown, WV	1.0–2.0	1.0	825	$1,175	$1.42	4d	5	0.79mi
940 Stewart St Morgantown, WV	1.0–2.0	1.0	825	$1,175	$1.42	2d	5	0.79mi
278 Randolph Rd Morgantown, WV	2.0	1.0	1076	$1,600	$1.49	5d	1	0.80mi
2577 University Ave Morgantown, WV	2.0	2.0	936	$650	$0.69	3d	1	0.84mi
525 Grant Ave Unit 101 Morgantown, WV	2.0	1.0	800	$1,150	$1.44	5d	1	0.85mi
32 1/2 Spring St Unit B Morgantown, WV	2.0	1.0	900	$995	$1.11	5d	1	1.00mi
1100 Valley View Ave Morgantown, WV	1.0	1.0	775	$895	$1.15	5d	1	1.02mi
2760 University Ave Morgantown, WV	1.0–3.0	1.0–2.0	1275	$1,450	$1.14	5d	9	1.03mi
500 Koehler Dr Morgantown, WV	2.0–4.0	2.0–4.0	1045	$429	$0.41	4d	23	1.04mi
208 S High St Unit B Morgantown, WV	2.0	1.0	1200	$1,100	$0.92	5d	1	1.14mi
300 Morgantown Ave Morgantown, WV	2.0	2.0	1000	$1,300	$1.30	2d	1	1.18mi

Property features AI

Exterior

• Parking: No garage
• Utilities: Public waterPublic sewer
• Home design: Residential property
• Construction: Vinyl siding construction
• Exterior features: No notable exterior features listedShingle roofRolling topography / rolling slope lot

Interior

• Kitchen: No appliances included
• Bedrooms: 2 bedrooms on the main level
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heatingCentral air conditioning
• Interior features: Partial basementHas a view
• Laundry & utility: Has heating and cooling

Listing history 36 events

1. 2026-07-16
   days on market $90,000 Active 41 DOM
2. 2026-07-16
   days on market $90,000 Active 40 DOM
3. 2026-07-14
   days on market $90,000 Active 39 DOM
4. 2026-07-13
   days on market $90,000 Active 38 DOM
5. 2026-07-12
   days on market $90,000 Active 37 DOM
6. 2026-07-11
   days on market $90,000 Active 36 DOM
7. 2026-07-10
   days on market $90,000 Active 35 DOM
8. 2026-07-09
   days on market $90,000 Active 34 DOM
9. 2026-07-08
   days on market $90,000 Active 33 DOM
10. 2026-07-07
    days on market $90,000 Active 32 DOM
11. 2026-07-06
    days on market $90,000 Active 31 DOM
12. 2026-07-05
    days on market $90,000 Active 30 DOM
13. 2026-07-04
    days on market $90,000 Active 29 DOM
14. 2026-07-03
    days on market $90,000 Active 28 DOM
15. 2026-07-02
    days on market $90,000 Active 27 DOM
16. 2026-07-01
    days on market $90,000 Active 26 DOM
17. 2026-06-30
    days on market $90,000 Active 25 DOM
18. 2026-06-29
    days on market $90,000 Active 24 DOM
19. 2026-06-28
    days on market $90,000 Active 23 DOM
20. 2026-06-28
    days on market $90,000 Active 22 DOM
21. 2026-06-27
    days on market $90,000 Active 21 DOM
22. 2026-06-26
    pricedays on market $90,000 Active 20 DOM
23. 2026-06-23
    days on market $109,000 Active 17 DOM
24. 2026-06-21
    days on market $109,000 Active 16 DOM
25. 2026-06-19
    days on market $109,000 Active 14 DOM
26. 2026-06-18
    days on market $109,000 Active 13 DOM
27. 2026-06-17
    pricedays on market $109,000 Active 12 DOM
28. 2026-06-16
    days on market $119,000 Active 11 DOM
29. 2026-06-15
    days on market $119,000 Active 10 DOM
30. 2026-06-14
    days on market $119,000 Active 8 DOM
31. 2026-06-13
    pricedays on market $119,000 Active 7 DOM
32. 2026-06-10
    days on market $150,000 Active 5 DOM
33. 2026-06-09
    days on market $150,000 Active 4 DOM
34. 2026-06-08
    days on market $150,000 Active 3 DOM
35. 2026-06-07
    remarks 224-char remark
36. 2026-06-07
    listed $150,000 Active 2 DOM

ⓘ 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: $1,117 · $93/mo
• Projected year-2 tax: $1,117 · $93/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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°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: $15,648
• − Mortgage interest: −$5,041
• − Property taxes: −$1,117
• − Insurance: −$450
• − Repairs & maintenance: −$1,252
• − Management: −$1,252
• − Depreciation: −$2,618
• Taxable income: $3,918
• Est. tax owed @ 24.0%: −$940
• After-tax cash flow: $4,191/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 · 3 photos

Poor 20/100 Extensive rehab Est. rehab $62,000–$111,600 screening

This single-family home requires extensive repairs and maintenance, including a new roof, exterior painting, landscaping, and fencing repair. The property is in poor condition and presents a significant opportunity for investors to transform it into a move-in-ready home.

Components & finishes AI

Roof asphalt shingle · good

Deferred maintenance Est. $2,000–$8,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.
• Minor Windows (windows) — No visible signs of damage or wear on the windows.
• Minor Electrical (electrical) — No visible signs of damage or wear on the electrical components.
• Minor Exterior (exterior) — No visible signs of damage or wear on the exterior.

Repairs flagged

• Major roof — Significant damage and potential water stains
• Major siding — Severe peeling and discoloration
• Major fencing — Sections appear missing or damaged
• Major landscaping — Sparse and overgrown, indicating neglect

Value-add opportunities

• Resale roof replacement — A new roof would significantly improve the home's appearance and value ↑
• Resale exterior painting — Fresh paint would enhance the home's curb appeal and value ↑
• Both landscaping — A well-maintained yard would improve both resale and rental value ↑
• Both fencing repair — A repaired and maintained fence would add to the home's safety and value ↑

ⓘ Rehab cost is a screening estimate — Extensive 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.

D Composite school gradezoned avg 52/100

Zoned Schools

Elementary Eastwood Elementary School D- WV #68/377 Nat'l #15,585/41,679 Middle Mountaineer Middle School B- WV #1/109 Nat'l #2,362/14,009 High University High School C WV #4/110 Nat'l #4,365/17,239

Schools (NCES district)

• District: Monongalia County Schools
• NCES district ID: 5400930
• Math proficiency: 45% ▼ -5.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $43,820
• Composite: 41.34/100
• National rank: #3503
• State rank: #1 of 55 in WV

A Composite livability gradescore 84/100

Livability — Morgantown

• Score: 84/100
• State rank: #5
• US rank: #674

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Morgantown, WV
• County: Monongalia County · 122,188 people
• City population: 97,252
• Metro: Morgantown, WV
• Population (ZIP): 37,492
• Household income: $45,536
• Rent vs Own: 67.5% rent · 32.5% own
• Severe rent burden: 16% of renters

---

Population outlook (Monongalia County) Hauer SSP2

• Today (2025): 122,188 people
• By 2030: 131,536 · +7.7%
• By 2040: 149,777 · +22.6%
• By 2050: 168,245 · +37.7%
• By 2075: 207,979 · +70.2%
• By 2100: 239,430 · +96.0%

---

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Asian 6% Two or more races 5% Black 4% Hispanic / Latino 3%
• Common ancestry: Romanian 5% Slovak 3% Italian 2%
• Foreign-born: 10% · China, Canada, Vietnam
• Languages at home: 88% English-only · Arabic 3% Other Indo-European 2% Chinese 2%

---

Political lean MEDSL · Monongalia

• 2024 margin: Toss-up / Even · D 46.5% · R 50.9% · Other 2.7%
• 2008→2024 swing: -8.2pp toward R · 2008: 3.9pp · 2024: -4.4pp
• All cycles: 2024: R+4.4 2020: R+1.2 2016: R+10.4 2012: R+9.7 2008: D+3.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -100.05%
• Current HPI: 213.749
• Rent YoY: ▲ 5.46%
• Metro: Morgantown, WV
• State GDP YoY: —
• F500 in state: 0

Property features AI

Exterior

• Parking: No garage
• Utilities: Public waterPublic sewer
• Home design: Residential property
• Construction: Vinyl siding construction
• Exterior features: No notable exterior features listedShingle roofRolling topography / rolling slope lot

Interior

• Kitchen: No appliances included
• Bedrooms: 2 bedrooms on the main level
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heatingCentral air conditioning
• Interior features: Partial basementHas a view
• Laundry & utility: Has heating and cooling

Price history

+200.0% since first listed

7 events — show timeline

• 2026-06-24 Price Changed $90,000 BBOR
• 2026-06-16 Price Changed $109,000 BBOR
• 2026-06-12 Price Changed $119,000 BBOR
• 2026-06-05 Listed $150,000 BBOR
• 2013-10-18 Sold (Public Records) $52,000 Public Records
• 2007-01-17 Sold (Public Records) $30,000 Public Records
• 1998-12-14 Sold (Public Records) $100 Public Records

Property tax history

+10.2%/yr

Latest (2025): $1,117 · +5.4% YoY. Source: county tax records.