704 Topeka Ave · Westover, WV 26501

$100,000

1 bd · 1.0 ba · 1,250 sqft · SingleFamily public records · 25 Days on market

Built 1940 Est $181k · 45% under

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Why this score? — see what drove the C- 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 +16.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• 1% rule +4.6/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

704 & acirc; & euro; & ldquo; 702 Topeka Ave & acirc; & euro; & ldquo; Westover, WV & acirc; & euro; & ldquo; Investor / Value-Add Opportunity Investor opportunity with major groundwork already completed. This duplex features two 1-bedroom, 1-bath units, each with living room, kitchen, and utility space. Property was originally planned as a long-term addition to my rental portfolio but due to a career change and time constraints, I & acirc; & euro; & trade; m offering it for sale as-is for someone to finish and capitalize on the upside. Completed improvements include: * New roof * New windows * New 200 amp electrical service (mast in

Key facts

• New roof
• New windows
• Built 1940

Tags

• NEW ROOF
• NEW WINDOWS
• NEW ELECTRICAL SERVICE
• INTERIOR FRAMING COMPLETED
• EXTERIOR CLEANUP COMPLETED

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $64 ($768/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 $96k (4.4% below list).
• Recommended offer: $96k (4.4% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 2.0% in Westover — 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 78/100 on livability (#19 in WV, #2,522 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-, schools 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.
• Market conditions: Rents rising (+1.4%/yr); 129 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 23 units permitted in Monongalia County in 2024 (15 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.
• Monongalia County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $44k; list at $100k implies a 127% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,580 (4.4% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 0.96% ✗
• Cap rate: 7.06%
• Cash-on-cash: 2.74%
• DSCR: 1.12
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $181,250
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35 W 2nd St	0.25mi	2/1.0 (+1)	1,248 (-0%)	21mo	$157,000	$126	66
124 Ohio Ave	0.55mi	2/2.0 (+1)	1,083 (-13%)	15mo	$167,000	$154	30
123 Parkview Dr	0.64mi	2/1.0 (+1)	1,089 (-13%)	20mo	$158,000	$145	27

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 · 1.42% rent growth · sell at horizon

5-year hold

• IRR: -13.7%
• Equity multiple: 0.51×
• Total profit: $-13,609
• Equity at exit: $14,910

10-year hold

• IRR: -7.6%
• Equity multiple: 0.55×
• Total profit: $-12,490
• Equity at exit: $8,646

Cash invested: $28,000 (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 26501

• Home prices YoY: -30.1%
• Rents YoY: 1.4%
• Active inventory: 129
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $956 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $64

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 88%

Sensitivity live

Price	-10% $133	-5% $99	+0% $64	+5% $29	+10% $-5
Rent	-10% $-12	-5% $26	+0% $64	+5% $102	+10% $140
Rate	-1.0pp $114	-0.5pp $89	base $64	+0.5pp $38	+1.0pp $12

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5000 Domain Dr Morgantown, WV	1.0–4.0	1.0–4.0	1046	$670	$0.64	44d	41	1.42mi

Listing history 19 events

1. 2026-06-19
   days on market $100,000 Active 25 DOM
2. 2026-06-18
   days on market $100,000 Active 24 DOM
3. 2026-06-17
   days on market $100,000 Active 23 DOM
4. 2026-06-16
   days on market $100,000 Active 22 DOM
5. 2026-06-15
   days on market $100,000 Active 21 DOM
6. 2026-06-14
   days on market $100,000 Active 19 DOM
7. 2026-06-13
   days on market $100,000 Active 18 DOM
8. 2026-06-10
   days on market $100,000 Active 16 DOM
9. 2026-06-09
   days on market $100,000 Active 15 DOM
10. 2026-06-08
    days on market $100,000 Active 14 DOM
11. 2026-06-07
    days on market $100,000 Active 13 DOM
12. 2026-06-05
    days on market $100,000 Active 10 DOM
13. 2026-06-03
    days on market $100,000 Active 9 DOM
14. 2026-06-02
    days on market $100,000 Active 8 DOM
15. 2026-06-01
    days on market $100,000 Active 7 DOM
16. 2026-05-31
    days on market $100,000 Active 6 DOM
17. 2026-05-30
    days on market $100,000 Active 5 DOM
18. 2026-05-25
    listed $100,000 Active
19. 2003-01-02
    soldstatus $44,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,470
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$918
• − Management: −$918
• − Depreciation: −$2,909
• Taxable loss: −$876
• Est. tax savings @ 24.0%: +$210
• After-tax cash flow: $978/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 — Westover

• Score: 78/100
• State rank: #19
• US rank: #2522

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westover, WV
• County: Monongalia County · 97,252 people
• Metro: Morgantown, WV
• Population (ZIP): 19,529
• Household income: $63,529
• Rent vs Own: 39.1% rent · 60.9% own
• Severe rent burden: 595.0

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 (88%)
• Race & ethnicity: White 88% Black 6% Two or more races 3% Hispanic / Latino 2% Asian 1%
• Common ancestry: Slovak 4% Italian 3% Romanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 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: ▼ -95.15%
• Current HPI: 220.911
• Rent YoY: ▲ 1.42%
• Metro: Morgantown, WV
• State GDP YoY: —
• F500 in state: 0

Price history

+127.3% since first listed

2 events — show timeline

• 2026-05-25 Listed $100,000 FSBO.com
• 2003-01-02 Sold (Public Records) $44,000 Public Records

Property tax history

-4.9%/yr

Latest (2025): $89 · +0.2% YoY. Source: county tax records.