40 Highland · Morgantown, WV 26505

$190,000

3 bd · 2.5 ba · 2,176 sqft · SingleFamily public records · 11 Days on market

Built 1983 4,000 sqft lot Est $331k · 43% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +8.1/30.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Investment Opportunity located in downtown Morgantown close to campus and a near football coliseum/ hospitals. Large Property - 4 bedrooms, 2.5 bathrooms, 2 kitchens, 2 dining rooms, and large bonus space. Rental property with valid lease through 5/11/2027 at a monthly rate of $1,500.00. Valid LOC through 6/25/2027. LOC occupancy can only be leased to 3 unrelated tenants. City Blue curb parking.

Key facts

• Near hospitals
• 2 dining rooms
• Close to campus

Tags

• DOWNTOWN MORGANTOWN
• CLOSE TO CAMPUS
• NEAR FOOTBALL COLISEUM
• NEAR HOSPITALS
• 2 KITCHENS
• 2 DINING ROOMS

Property features AI

Exterior

• Parking: Off-street parking; On-street parking; Other parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable service available
• Home design: Single-family detached residence; 2 stories; Below-grade finished area present
• Construction: Block and frame construction with vinyl siding; Shingle roof
• Exterior features: Front porch; Sloped lot

Interior

• Kitchen: Range; Refrigerator; Dishwasher not listed (only range and refrigerator explicitly provided)
• Bedrooms: Total rooms: 11
• Flooring: Concrete floors; Vinyl floors
• Bathrooms: 2 full bathrooms, 1 half bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Smoke detector(s)
• Laundry & utility: Washer; Dryer; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-182 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (16.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (26.2% below list).
• Recommended offer: $140k (26.2% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 3.0% 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: Suncrest Elementary School (math 55% / reading 54%, grade C, #29 of 377 statewide, top 10%, 567 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); 123 active listings in the ZIP; 23 units permitted in Monongalia County in 2024 (15 in 5+ unit buildings).
• This rent runs 37% 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $132k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $140,235 (26.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.74% ✗
• Cap rate: 5.15%
• Cash-on-cash: -4.10%
• DSCR: 0.82
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $330,752
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 Willowdale	0.26mi	3/2.5	2,000 (-8%)	9mo	$345,500	$173	67
260 Gibbons	0.30mi	3/3.0	2,270 (+4%)	12mo	$385,000	$170	67
946 N Willey	0.45mi	3/1.5	2,252 (+4%)	9mo	$180,000	$80	62
224 Willowdale Rd	0.22mi	3/2.5	1,944 (-11%)	12mo	$279,900	$144	62
433 Vangilder St	0.30mi	3/2.5	2,100 (-4%)	23mo	$320,000	$152	61
4h Cp	0.41mi	3/2.0	1,980 (-9%)	6mo	$340,000	$172	59
304 Highland	0.25mi	3/3.0	2,038 (-6%)	21mo	$215,000	$105	58
10 Kingston Dr	0.53mi	3/3.0	2,336 (+7%)	8mo	$650,000	$278	54
521 Center St	0.19mi	4/3.0 (+1)	2,469 (+14%)	10mo	$280,000	$113	54
960 Stewart St	0.67mi	2/1.5 (-1)	1,929 (-11%)	8mo	$315,000	$163	34
829 Idlewood Dr	0.53mi	4/1.0 (+1)	1,965 (-10%)	20mo	$35,000	$18	31
843 Ridgeway Ave	0.73mi	3/2.0	2,429 (+12%)	22mo	$336,000	$138	26

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: -20.6%
• Equity multiple: 0.27×
• Total profit: $-38,796
• Equity at exit: $28,330

10-year hold

• IRR: -9.2%
• Equity multiple: 0.37×
• Total profit: $-33,307
• Equity at exit: $16,428

Cash invested: $53,200 (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 →

ZIP-level market 26505

• Home prices YoY: -31.9%
• Rents YoY: 5.5%
• Active inventory: 123
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,402 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$214 /mo · $2,568/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $-182

Break-even live

Break-even rent $1,632

Max offer price $157,908

Occupancy floor —

Sensitivity live

Price	-10% $-74	-5% $-128	+0% $-182	+5% $-235	+10% $-289
Rent	-10% $-292	-5% $-237	+0% $-182	+5% $-126	+10% $-71
Rate	-1.0pp $-86	-0.5pp $-133	base $-182	+0.5pp $-231	+1.0pp $-281

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-21
   days on market $190,000 Active 11 DOM
2. 2026-06-19
   days on market $190,000 Active 9 DOM
3. 2026-06-18
   days on market $190,000 Active 8 DOM
4. 2026-06-17
   days on market $190,000 Active 7 DOM
5. 2026-06-16
   days on market $190,000 Active 6 DOM
6. 2026-06-15
   days on market $190,000 Active 5 DOM
7. 2026-06-14
   days on market $190,000 Active 3 DOM
8. 2026-06-13
   remarks 400-char remark
9. 2026-06-13
   listed $190,000 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: $2,568 · $214/mo
• Projected year-2 tax: $2,568 · $214/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 · 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: $16,828
• − Mortgage interest: −$10,643
• − Property taxes: −$2,568
• − Insurance: −$950
• − Repairs & maintenance: −$1,346
• − Management: −$1,346
• − Depreciation: −$5,527
• Taxable loss: −$5,552
• Est. tax savings @ 24.0%: +$1,333
• After-tax cash flow: $-847/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: 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

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 · 97,252 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: 3256.0

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

Price history

+177.4% since first listed

3 events — show timeline

• 2026-06-11 Listed $190,000 NCWVREIN
• 2009-03-06 Sold (Public Records) $132,500 Public Records
• 1994-09-02 Sold (Public Records) $68,500 Public Records

Property tax history

+1.5%/yr

Latest (2025): $2,568 · -0.6% YoY. Source: county tax records.