29 Second St · Beech Bottom, WV 26030

$84,900

3 bd · 1.5 ba · 1,176 sqft · SingleFamily · 37 Days on market

Built 1918 Fair condition 3,484 sqft 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 +28.4/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +2.9/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Nestled in the quiet town of Beech Bottom just minutes from Route 2, this home presents a great investment oppertunity or the chance to make this cozy home your very own. Conveniently locate near Route 2, this home offers a short scenic drive to the nearby towns of Wellsburg, Weirton, or Wheeling while still providing the charm of a small town community. This house features hardwoood floors throughout much of the home. The property is currently rented by a reliable tenant with a strong history with the current owner, making it an attractive option for investors as well.

Key facts

• Short scenic drive
• Hardwood floors
• 3,484 sq ft lot

Tags

• HARDWOOD FLOORS
• SHORT SCENIC DRIVE

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Two-story home
• Construction: Block foundation; Asphalt/fiberglass roof; Year built per assessor
• Exterior features: Front porch

Interior

• Kitchen: Kitchen on first floor
• Bedrooms: Master bedroom on second floor; Additional bedrooms on second floor
• Flooring: Wood flooring in living room, kitchen and bedrooms; Laminate flooring in full bathroom
• Bathrooms: One full bathroom; One half bathroom; Full bath located on second floor
• Heating & cooling: Forced air heating (gas); Window air conditioning units
• Interior features: 7 total rooms; Basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $85k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $275 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#239 in WV) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, 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: 3 active listings in the ZIP; 2 units permitted in Brooke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($587 loan paydown + $3k appreciation (3.0% local appreciation)).
• Brooke County population projected at -19% 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 $24k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,353 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.29% ✓
• Cap rate: 10.19%
• Cash-on-cash: 13.90%
• DSCR: 1.62
• GRM: 6.5

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: 20.5%
• Equity multiple: 2.17×
• Total profit: $27,788
• Equity at exit: $38,175

10-year hold

• IRR: 21.7%
• Equity multiple: 4.13×
• Total profit: $74,371
• Equity at exit: $58,832

Cash invested: $23,772 (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 26030

• Active inventory: 3
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,091 medium
• Mortgage (P&I): −$445
• Tax est. 1.5%: −$106 /mo · $1,274/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $275

Break-even live

Break-even rent $743

Max offer price $84,900

Occupancy floor 70%

Sensitivity live

Price	-10% $334	-5% $305	+0% $275	+5% $246	+10% $217
Rent	-10% $189	-5% $232	+0% $275	+5% $319	+10% $362
Rate	-1.0pp $318	-0.5pp $297	base $275	+0.5pp $253	+1.0pp $231

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $84,900 Active 37 DOM
2. 2026-06-19
   days on market $84,900 Active 35 DOM
3. 2026-06-18
   days on market $84,900 Active 34 DOM
4. 2026-06-17
   days on market $84,900 Active 33 DOM
5. 2026-06-16
   days on market $84,900 Active 32 DOM
6. 2026-06-15
   days on market $84,900 Active 31 DOM
7. 2026-06-14
   days on market $84,900 Active 29 DOM
8. 2026-06-12
   days on market $84,900 Active 28 DOM
9. 2026-06-09
   days on market $84,900 Active 25 DOM
10. 2026-06-08
    days on market $84,900 Active 24 DOM
11. 2026-06-07
    days on market $84,900 Active 23 DOM
12. 2026-06-05
    days on market $84,900 Active 20 DOM
13. 2026-06-02
    days on market $84,900 Active 18 DOM
14. 2026-06-01
    days on market $84,900 Active 17 DOM
15. 2026-05-31
    days on market $84,900 Active 16 DOM
16. 2026-05-30
    days on market $84,900 Active 15 DOM
17. 2026-05-14
    listed $84,900 Active

ⓘ 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 ≥95°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: $13,096
• − Mortgage interest: −$4,756
• − Property taxes: −$1,274
• − Insurance: −$424
• − Repairs & maintenance: −$1,048
• − Management: −$1,048
• − Depreciation: −$2,470
• Taxable income: $2,077
• Est. tax owed @ 24.0%: −$499
• After-tax cash flow: $2,807/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This home requires moderate repairs to exterior siding and roof, but has good hardwood floors and a rental-ready interior. Upgrades to exterior and interior paint would significantly enhance its curb appeal and value.

Repairs flagged

• Moderate Exterior siding — Weathered and needs repainting
• Moderate Roof — Not new and may need inspection

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace roof — Improves structural integrity and value
• Resale Update kitchen cabinets — Modernizes kitchen and adds value
• Both Paint interior walls — Fresh paint enhances interior and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered and needs repainting	Moderate	$3,000–15,000
Roof · Not new and may need inspection	Moderate	$3,000–15,000
Total estimated repair cost · 2 items		$6,000–30,000

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace roof — Improves structural integrity and value ↑
• Resale Update kitchen cabinets — Modernizes kitchen and adds value ↑
• Both Paint interior walls — Fresh paint enhances interior and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Beech Bottom

• Score: 58/100
• State rank: #239
• US rank: #20817

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beech Bottom, WV
• City population: 588
• Population (ZIP): 588

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%
• Common ancestry: Romanian 5% Serbian 2% Iranian 1%
• 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: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-14 Listed $84,900 MLSNOW