110 White Bell Cir · Wellsburg, WV 26070

$110,000

3 bd · 2.0 ba · 1,476 sqft · SingleFamily public records · 106 Days on market

Built 1960 6,786 sqft lot Est $84k · 31% over ↓ 8% since listing

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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).

• Cash flow +22.8/30.0
• DSCR +7.3/10.0
• 1% rule +5.0/10.0
• Livability +3.4/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you are looking for FIRST FLOOR LIVING in a GREAT NEIGHBORHOOD, this home is for you. Amenities include hardwood floors, block windows in basement, brand new front windows, and AC is 2 years old. This home is ready for your personal updates and finishing touches. Sold 'AS IS', cash offers only.

Key facts

• Ac is 2 years old
• First floor living
• Block windows

Tags

• FIRST FLOOR LIVING
• MASTER BATHROOM
• HARDWOOD FLOORS
• BLOCK WINDOWS
• BRAND NEW FRONT WINDOWS
• AC IS 2 YEARS OLD

Property features AI

Finance

• Other: Above-grade finished area and below-grade finished area reported by assessor

Exterior

• Parking: Attached 2-car garage; Driveway access
• Utilities: Public water service; Public sewer service
• Home design: Single-story residence; Brick and block construction; Shingle roof; Block foundation
• Construction: Built (year per assessor); Brick and block exterior
• Exterior features: Public water; Public sewer

Interior

• Kitchen: Main-level kitchen
• Bedrooms: Three main-level bedrooms
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced-air gas heating; Central air conditioning
• Interior features: Full finished basement space (below-grade finished area included)
• Laundry & utility: Basement utility/finished area (details available)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $191 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (0.1% below list).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#82 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Brooke County Schools (rural): math 26% / reading 35% proficiency, ranked #26 of 55 in WV (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 38 active listings in the ZIP; 2 units permitted in Brooke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Brooke County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $100,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.00% ✗
• Cap rate: 8.38%
• Cash-on-cash: 7.46%
• DSCR: 1.33
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $84,132
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1311 Commerce St	0.59mi	2/1.0 (-1)	1,444 (-2%)	10mo	$20,000	$14	51
1504 Charles St	0.57mi	4/1.5 (+1)	1,399 (-5%)	16mo	$126,000	$90	44
1615 Charles St	0.60mi	2/1.5 (-1)	1,292 (-12%)	3mo	$73,000	$57	42

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: -4.9%
• Equity multiple: 0.82×
• Total profit: $-5,669
• Equity at exit: $16,401

10-year hold

• IRR: 4.7%
• Equity multiple: 1.34×
• Total profit: $10,621
• Equity at exit: $9,511

Cash invested: $30,800 (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 26070

• Home prices YoY: -7.5%
• Active inventory: 38
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,099 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$54 /mo · $652/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $191

Break-even live

Break-even rent $857

Max offer price $110,000

Occupancy floor 78%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $110,000 Active 106 DOM
2. 2026-06-18
   days on market $110,000 Active 105 DOM
3. 2026-06-17
   days on market $110,000 Active 104 DOM
4. 2026-06-16
   days on market $110,000 Active 103 DOM
5. 2026-06-15
   days on market $110,000 Active 102 DOM
6. 2026-06-14
   days on market $110,000 Active 100 DOM
7. 2026-06-12
   days on market $110,000 Active 99 DOM
8. 2026-06-09
   days on market $110,000 Active 96 DOM
9. 2026-06-08
   days on market $110,000 Active 95 DOM
10. 2026-06-07
    days on market $110,000 Active 94 DOM
11. 2026-06-05
    days on market $110,000 Active 91 DOM
12. 2026-06-02
    days on market $110,000 Active 89 DOM
13. 2026-06-01
    days on market $110,000 Active 88 DOM
14. 2026-05-31
    days on market $110,000 Active 87 DOM
15. 2026-05-30
    days on market $110,000 Active 86 DOM
16. 2026-05-01
    price $110,000 298-char remark

    Show marketing remark (298 chars)

    If you are looking for FIRST FLOOR LIVING in a GREAT NEIGHBORHOOD, this home is for you. Amenities include hardwood floors, block windows in basement, brand new front windows, and AC is 2 years old. This home is ready for your personal updates and finishing touches. Sold 'AS IS', cash offers only.

17. 2026-05-01
    price $110,000

    Show marketing remark (298 chars)

    If you are looking for FIRST FLOOR LIVING in a GREAT NEIGHBORHOOD, this home is for you. Amenities include hardwood floors, block windows in basement, brand new front windows, and AC is 2 years old. This home is ready for your personal updates and finishing touches. Sold 'AS IS', cash offers only.

18. 2026-03-04
    listed $120,000 Active 298-char remark

    Show marketing remark (298 chars)

    If you are looking for FIRST FLOOR LIVING in a GREAT NEIGHBORHOOD, this home is for you. Amenities include hardwood floors, block windows in basement, brand new front windows, and AC is 2 years old. This home is ready for your personal updates and finishing touches. Sold 'AS IS', cash offers only.

19. 2026-03-04
    listed $120,000 Active

    Show marketing remark (298 chars)

    If you are looking for FIRST FLOOR LIVING in a GREAT NEIGHBORHOOD, this home is for you. Amenities include hardwood floors, block windows in basement, brand new front windows, and AC is 2 years old. This home is ready for your personal updates and finishing touches. Sold 'AS IS', cash offers only.

ⓘ 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: $652 · $54/mo
• Projected year-2 tax: $652 · $54/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 3/10 Moderate 7 d/yr ≥96°F today · 17 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: $13,191
• − Mortgage interest: −$6,162
• − Property taxes: −$652
• − Insurance: −$550
• − Repairs & maintenance: −$1,055
• − Management: −$1,055
• − Depreciation: −$3,200
• Taxable income: $517
• Est. tax owed @ 24.0%: −$124
• After-tax cash flow: $2,173/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: Brooke County Schools
• NCES district ID: 5400150
• Math proficiency: 26% ▼ -6.00%
• Reading proficiency: 35% ▲ 1.00%
• Median HH income: $43,826
• Composite: 26.0/100
• National rank: #7319
• State rank: #26 of 55 in WV

Livability — Wellsburg

• Score: 68/100
• State rank: #82
• US rank: #9541

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,951

Population outlook (Brooke County) Hauer SSP2

• Today (2025): 22,250 people
• By 2030: 21,459 · -3.6%
• By 2040: 19,659 · -11.6%
• By 2050: 18,029 · -19.0%
• By 2075: 15,076 · -32.2%
• By 2100: 12,164 · -45.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 4% Scotch-Irish 3% Lithuanian 2%
• Foreign-born: 0%

Political lean MEDSL · Brooke

• 2024 margin: Solid R (+44.6) · D 26.8% · R 71.4% · Other 1.8%
• 2008→2024 swing: -42.2pp toward R · 2008: -2.5pp · 2024: -44.6pp
• All cycles: 2024: R+44.6 2020: R+43.1 2016: R+42.2 2012: R+11.2 2008: R+2.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -15.51%
• Current HPI: 190.2001
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-8.3% since first listed

4 events — show timeline

• 2026-05-01 Price Changed $110,000 WBOR
• 2026-05-01 Price Changed $110,000 MLSNOW
• 2026-03-04 Listed $120,000 MLSNOW
• 2026-03-04 Listed $120,000 WBOR

Property tax history

+2.7%/yr

Latest (2025): $652 · +1.2% YoY. Source: county tax records.