460 Armstrong St · Keyser, WV 26726

$80,000

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 6 Days on market

Built 1900 0.28 ac lot Est $102k · 21% under

---

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 +26.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• Appreciation +6.7/10.0
• 1% rule +6.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

BACK ON THE MARKET AT NO FAULT OF SELLER. .. .BUYER FINANCING FELL THROUGH New roof and gutters on this Quaint little 2 bedroom 1 bath bungalow within walking distance to shopping and dining. One level living with an open floor plan and beautiful mountain views. Full basement with outside entrance and plenty of storage space. Priced to sell so don't delay, or it'll be gone before you know it. Call today for a showing.

Key facts

• 0.28 acre lot
• Built 1900
• Listed 6 days

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; 100 amp electric service; Natural gas service
• Home design: Detached structure; Shingle roof; Fee simple ownership
• Construction: Brick and T-1-11 siding; Stone foundation; Building not winterized; Built year reported by assessor
• Exterior features: Located within city limits (Keyser)

Interior

• Bedrooms: Two bedrooms on the main level
• Flooring: Luxury vinyl tile
• Bathrooms: One full bathroom (one full on main level)
• Heating & cooling: Forced air heating (natural gas); Window cooling units (electric); Natural gas hot water
• Interior features: Luxury vinyl tile flooring; Full unfinished basement; Two or more access exits

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $207 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($887 rent vs $80k).
• Cap rate 9.4% vs local median 4.0% in Keyser — 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 67/100 on livability (#93 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment D+, schools D, amenities F.
• Mineral County Schools (rural): math 26% / reading 34% proficiency, ranked #32 of 55 in WV (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 49 active listings in the ZIP; 64 units permitted in Mineral County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($553 loan paydown + $3k appreciation (3.4% local appreciation)).
• Mineral County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.4% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 29y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $67k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $80,000

Questions for the listing agent

1. Built in 1900 — 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: 1.11% ✓
• Cap rate: 9.39%
• Cash-on-cash: 11.07%
• DSCR: 1.49
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $101,760
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
460 Armstrong St	0.00mi	2/1.0	960 (0%)	0mo	$80,000	$83	100
275 Keys St	0.17mi	2/1.0	936 (-2%)	16mo	$99,000	$106	75
490 Armstrong St	0.04mi	2/2.0	960 (0%)	23mo	$125,000	$130	75

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.7%
• Equity multiple: 2.09×
• Total profit: $24,332
• Equity at exit: $37,623

10-year hold

• IRR: 19.7%
• Equity multiple: 3.96×
• Total profit: $66,256
• Equity at exit: $59,299

Cash invested: $22,400 (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 26726

• Home prices YoY: 1.6%
• Active inventory: 49
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $887 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$41 /mo · $493/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $207

Break-even live

Break-even rent $625

Max offer price $80,000

Occupancy floor 72%

Sensitivity live

Price	-10% $252	-5% $229	+0% $207	+5% $184	+10% $161
Rent	-10% $137	-5% $172	+0% $207	+5% $242	+10% $277
Rate	-1.0pp $247	-0.5pp $227	base $207	+0.5pp $186	+1.0pp $165

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-05-13
   status Pending
2. 2026-05-07
   listed $80,000 Active
3. 2024-04-08
   soldstatus $67,000
4. 2024-03-28
   soldstatus $67,000 Closed 421-char remark

   Show marketing remark (421 chars)

   BACK ON THE MARKET AT NO FAULT OF SELLER. .. .BUYER FINANCING FELL THROUGH New roof and gutters on this Quaint little 2 bedroom 1 bath bungalow within walking distance to shopping and dining. One level living with an open floor plan and beautiful mountain views. Full basement with outside entrance and plenty of storage space. Priced to sell so don't delay, or it'll be gone before you know it. Call today for a showing.

5. 2024-03-06
   historical Active Under Contract 421-char remark

   Show marketing remark (421 chars)

   BACK ON THE MARKET AT NO FAULT OF SELLER. .. .BUYER FINANCING FELL THROUGH New roof and gutters on this Quaint little 2 bedroom 1 bath bungalow within walking distance to shopping and dining. One level living with an open floor plan and beautiful mountain views. Full basement with outside entrance and plenty of storage space. Priced to sell so don't delay, or it'll be gone before you know it. Call today for a showing.

6. 2024-02-28
   status Active 421-char remark

   Show marketing remark (421 chars)

   BACK ON THE MARKET AT NO FAULT OF SELLER. .. .BUYER FINANCING FELL THROUGH New roof and gutters on this Quaint little 2 bedroom 1 bath bungalow within walking distance to shopping and dining. One level living with an open floor plan and beautiful mountain views. Full basement with outside entrance and plenty of storage space. Priced to sell so don't delay, or it'll be gone before you know it. Call today for a showing.

7. 2024-02-25
   historical Active Under Contract 421-char remark

   Show marketing remark (421 chars)

   BACK ON THE MARKET AT NO FAULT OF SELLER. .. .BUYER FINANCING FELL THROUGH New roof and gutters on this Quaint little 2 bedroom 1 bath bungalow within walking distance to shopping and dining. One level living with an open floor plan and beautiful mountain views. Full basement with outside entrance and plenty of storage space. Priced to sell so don't delay, or it'll be gone before you know it. Call today for a showing.

8. 2024-02-19
   price $69,900 421-char remark

   Show marketing remark (421 chars)

   BACK ON THE MARKET AT NO FAULT OF SELLER. .. .BUYER FINANCING FELL THROUGH New roof and gutters on this Quaint little 2 bedroom 1 bath bungalow within walking distance to shopping and dining. One level living with an open floor plan and beautiful mountain views. Full basement with outside entrance and plenty of storage space. Priced to sell so don't delay, or it'll be gone before you know it. Call today for a showing.

9. 2023-12-27
   price $74,900 421-char remark

   Show marketing remark (421 chars)

   BACK ON THE MARKET AT NO FAULT OF SELLER. .. .BUYER FINANCING FELL THROUGH New roof and gutters on this Quaint little 2 bedroom 1 bath bungalow within walking distance to shopping and dining. One level living with an open floor plan and beautiful mountain views. Full basement with outside entrance and plenty of storage space. Priced to sell so don't delay, or it'll be gone before you know it. Call today for a showing.

10. 2023-12-26
    listed $75,000 Active 421-char remark

    Show marketing remark (421 chars)

    BACK ON THE MARKET AT NO FAULT OF SELLER. .. .BUYER FINANCING FELL THROUGH New roof and gutters on this Quaint little 2 bedroom 1 bath bungalow within walking distance to shopping and dining. One level living with an open floor plan and beautiful mountain views. Full basement with outside entrance and plenty of storage space. Priced to sell so don't delay, or it'll be gone before you know it. Call today for a showing.

11. 1997-07-01
    soldstatus $42,900
12. 1997-06-11
    historical
13. 1997-03-25
    listed $42,900

ⓘ 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: $493 · $41/mo
• Projected year-2 tax: $493 · $41/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 6/10 Major FEMA zone X (unshaded) · 27% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,643
• − Mortgage interest: −$4,481
• − Property taxes: −$493
• − Insurance: −$400
• − Repairs & maintenance: −$851
• − Management: −$851
• − Depreciation: −$2,327
• Taxable income: $1,239
• Est. tax owed @ 24.0%: −$297
• After-tax cash flow: $2,183/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: Mineral County Schools
• NCES district ID: 5400870
• Math proficiency: 26% ▼ -12.00%
• Reading proficiency: 34% ▼ -7.00%
• Median HH income: $36,161
• Composite: 24.85/100
• National rank: #7590
• State rank: #32 of 55 in WV

Livability — Keyser

• Score: 67/100
• State rank: #93
• US rank: #10850

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Keyser, WV
• Population (ZIP): 12,619

Population outlook (Mineral County) Hauer SSP2

• Today (2025): 25,357 people
• By 2030: 24,009 · -5.3%
• By 2040: 21,321 · -15.9%
• By 2050: 18,801 · -25.9%
• By 2075: 13,934 · -45.0%
• By 2100: 10,141 · -60.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Black 2%
• Common ancestry: Slovak 4% Lithuanian 1% Romanian 1%
• Foreign-born: 0% · Canada

Political lean MEDSL · Mineral

• 2024 margin: Solid R (+60.2) · D 19.2% · R 79.4% · Other 1.4%
• 2008→2024 swing: -26.7pp toward R · 2008: -33.5pp · 2024: -60.2pp
• All cycles: 2024: R+60.2 2020: R+57.3 2016: R+60.8 2012: R+45.0 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.36%
• Current HPI: 212.7657
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+86.5% since first listed

13 events — show timeline

• 2026-05-13 Pending — BRIGHT MLS
• 2026-05-07 Listed $80,000 BRIGHT MLS
• 2024-04-08 Sold (Public Records) $67,000 Public Records
• 2024-03-28 Sold (MLS) $67,000 BRIGHT MLS
• 2024-03-06 Contingent — BRIGHT MLS
• 2024-02-28 Relisted — BRIGHT MLS
• 2024-02-25 Contingent — BRIGHT MLS
• 2024-02-19 Price Changed $69,900 BRIGHT MLS
• 2023-12-27 Price Changed $74,900 BRIGHT MLS
• 2023-12-26 Listed $75,000 BRIGHT MLS
• 1997-07-01 Sold (MLS) $42,900 MRIS
• 1997-06-11 Delisted — MRIS
• 1997-03-25 Listed $42,900 MRIS

Property tax history

+1.5%/yr

Latest (2025): $493 · +4.0% YoY. Source: county tax records.