358 Smith Creek Rd · Blacksville, WV 15362

$89,000

3 bd · 2.0 ba · 2,892 sqft · SingleFamily public records · 18 Days on market

Built 1940 0.82 ac lot

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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 +27.9/30.0
• DSCR +9.9/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +2.9/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This beautiful country home has 3 bedrooms and 2 full baths, and tons of opportunity! On the main street for easy access with a detached garage and lots of on the property parking , under 20 mile radius from bigger town. A little under of an acre, there is a 2 sheds in the back to store all your belongings. Giant yard to enjoy all of your outdoor activities, entertainment, and barbecues can be enjoyed as well on the large front porch, where you can sit and enjoy whatever you have going on during the day, work, playtime with kids, the possibilities are endless. The property sits far away from the main road for privacy and safety. . If you're looking for a peaceful place away from the city to

Key facts

• Large front porch
• 2 sheds
• Giant yard

Tags

• DETACHED GARAGE
• 2 SHEDS
• GIANT YARD
• LARGE FRONT PORCH
• MOVE IN READY

Property features AI

Exterior

• Parking: Detached garage; Two parking spaces
• Utilities: Public water; Septic tank
• Home design: Resale property
• Construction: Composition roof
• Exterior features: Approximately 0.82-acre lot

Interior

• Kitchen: Dishwasher; Microwave
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Gas heating; Central air conditioning; Gas-powered cooling system
• Interior features: Kitchen island; Carpet and vinyl flooring; Living room fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $219 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $88k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#244 in WV) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, crime A; Watch: employment D, schools F, amenities F.
• Central Greene SD (town): math 24% / reading 40% proficiency, ranked #434 of 539 in PA (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 30 units permitted in Greene County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($615 loan paydown + $3k appreciation (3.0% local appreciation)).
• Greene County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; flood insurance adds $56/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,665 (1.5% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-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: 1.44% ✓
• Cap rate: 9.99%
• Cash-on-cash: 13.20%
• DSCR: 1.59
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 17.4%
• Equity multiple: 1.99×
• Total profit: $24,774
• Equity at exit: $40,018

10-year hold

• IRR: 18.9%
• Equity multiple: 3.76×
• Total profit: $68,869
• Equity at exit: $61,673

Cash invested: $24,920 (down + closing). Projections, not guarantees.

Monthly cashflow live

• Estimated rent: $1,279 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$233 /mo · $2,791/yr
• Insurance: −$37
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $219

Break-even live

Break-even rent $1,002

Max offer price $89,000

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-19
   days on market $89,000 Active 18 DOM
2. 2026-06-18
   days on market $89,000 Active 17 DOM
3. 2026-06-17
   days on market $89,000 Active 16 DOM
4. 2026-06-16
   days on market $89,000 Active 15 DOM
5. 2026-06-15
   days on market $89,000 Active 14 DOM
6. 2026-06-14
   days on market $89,000 Active 12 DOM
7. 2026-06-13
   days on market $89,000 Active 11 DOM
8. 2026-06-10
   days on market $89,000 Active 9 DOM
9. 2026-06-09
   days on market $89,000 Active 8 DOM
10. 2026-06-08
    days on market $89,000 Active 7 DOM
11. 2026-06-07
    days on market $89,000 Active 6 DOM
12. 2026-06-05
    days on market $89,000 Active 3 DOM
13. 2026-06-03
    days on market $89,000 Active 2 DOM
14. 2026-06-02
    remarks 699-char remark
15. 2026-06-02
    listed $89,000 Active 1 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: $2,791 · $233/mo
• Projected year-2 tax: $2,791 · $233/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 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,350
• − Mortgage interest: −$4,985
• − Property taxes: −$2,791
• − Insurance: −$1,112
• − Repairs & maintenance: −$1,228
• − Management: −$1,228
• − Depreciation: −$2,589
• Taxable income: $1,417
• Est. tax owed @ 24.0%: −$340
• After-tax cash flow: $2,283/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: Central Greene SD
• NCES district ID: 4205430
• Math proficiency: 24% ▼ -15.00%
• Reading proficiency: 40% ▼ -16.00%
• Median HH income: $48,139
• Composite: 27.62/100
• National rank: #6926
• State rank: #434 of 539 in PA

Livability — Blacksville

• Score: 58/100
• State rank: #244
• US rank: #21091

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 609

Population outlook (Greene County) Hauer SSP2

• Today (2025): 34,975 people
• By 2030: 33,554 · -4.1%
• By 2040: 30,615 · -12.5%
• By 2050: 27,819 · -20.5%
• By 2075: 21,678 · -38.0%
• By 2100: 16,318 · -53.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 5%
• Common ancestry: Iranian 7% Romanian 6% Lithuanian 5%

Political lean MEDSL · Greene

• 2024 margin: Solid R (+44.8) · D 26.6% · R 71.5% · Other 1.9%
• 2008→2024 swing: -44.4pp toward R · 2008: -0.4pp · 2024: -44.8pp
• All cycles: 2024: R+44.8 2020: R+43.4 2016: R+41.7 2012: R+17.6 2008: R+0.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-01 Listed $89,000 West Penn MLS

Property tax history

+1.8%/yr

Latest (2025): $2,791 · +2.3% YoY. Source: county tax records.