285 Bethany Pike · Wellsburg, WV 26070

$80,000

2 bd · 1.0 ba · 1,264 sqft · SingleFamily public records · 4 Days on market

Built 1920 0.37 ac lot Est $157k · 49% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Livability +3.4/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This Wellsburg property is cute, cozy and comfortable. Ranch home with 2 bedrooms, large living room and large full bath. Great eat-in kitchen with gas stove, plenty of cabinetry, island bar and large living room for additional entertaining. This home offers a brand new roof, and brand new hot water tank. AC and furnace are only 2 years old. This one is waiting for you!

Key facts

• 0.37 acre lot
• Built 1920
• Listed 4 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-story home; Above-grade finished living area reported (assessor); Entry level: First floor
• Construction: Vinyl siding; Shingle roof; Block foundation; Built (year source: assessor)
• Exterior features: Lot dimensions approximately 50' x 107'; Updated/remodeled condition

Interior

• Kitchen: Range; Refrigerator; Kitchen (approx. 12' x 14')
• Bedrooms: Two main-level bedrooms (10' x 11' and 11' x 14')
• Bathrooms: One full bathroom (main level, approx. 7' x 8')
• Heating & cooling: Forced air gas heating; Central air conditioning
• Interior features: Ceiling fan(s); Full basement

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 $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).

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 $553 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 1920 — 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. 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.
4. 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.
5. 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: 1.31% ✓
• Cap rate: 11.68%
• Cash-on-cash: 19.24%
• DSCR: 1.86
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $156,736
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
517 Commerce St	0.50mi	3/2.0 (+1)	1,092 (-14%)	20mo	$135,000	$124	28

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: 11.1%
• Equity multiple: 1.44×
• Total profit: $9,878
• Equity at exit: $11,928

10-year hold

• IRR: 20.1%
• Equity multiple: 2.69×
• Total profit: $37,915
• Equity at exit: $6,917

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 26070

• Home prices YoY: -7.5%
• Active inventory: 38
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,048 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$16 /mo · $195/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $359

Break-even live

Break-even rent $594

Max offer price $80,000

Occupancy floor 61%

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 4 events

1. 2026-05-11
   status Pending

   Show marketing remark (372 chars)

   This Wellsburg property is cute, cozy and comfortable. Ranch home with 2 bedrooms, large living room and large full bath. Great eat-in kitchen with gas stove, plenty of cabinetry, island bar and large living room for additional entertaining. This home offers a brand new roof, and brand new hot water tank. AC and furnace are only 2 years old. This one is waiting for you!

2. 2026-05-11
   status Pending 372-char remark

   Show marketing remark (372 chars)

   This Wellsburg property is cute, cozy and comfortable. Ranch home with 2 bedrooms, large living room and large full bath. Great eat-in kitchen with gas stove, plenty of cabinetry, island bar and large living room for additional entertaining. This home offers a brand new roof, and brand new hot water tank. AC and furnace are only 2 years old. This one is waiting for you!

3. 2026-05-06
   listed $80,000 Active

   Show marketing remark (372 chars)

   This Wellsburg property is cute, cozy and comfortable. Ranch home with 2 bedrooms, large living room and large full bath. Great eat-in kitchen with gas stove, plenty of cabinetry, island bar and large living room for additional entertaining. This home offers a brand new roof, and brand new hot water tank. AC and furnace are only 2 years old. This one is waiting for you!

4. 2026-05-06
   listed $80,000 Active 372-char remark

   Show marketing remark (372 chars)

   This Wellsburg property is cute, cozy and comfortable. Ranch home with 2 bedrooms, large living room and large full bath. Great eat-in kitchen with gas stove, plenty of cabinetry, island bar and large living room for additional entertaining. This home offers a brand new roof, and brand new hot water tank. AC and furnace are only 2 years old. This one is waiting for you!

ⓘ 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: $195 · $16/mo
• Projected year-2 tax: $472 · $39/mo
• Expected delta: +$277/yr (+$23/mo · 142.4%)

ⓘ 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 · 26% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate

Taxation est. · year 1

• Rental income: $12,582
• − Mortgage interest: −$4,481
• − Property taxes: −$195
• − Insurance: −$400
• − Repairs & maintenance: −$1,007
• − Management: −$1,007
• − Depreciation: −$2,327
• Taxable income: $3,165
• Est. tax owed @ 24.0%: −$760
• After-tax cash flow: $3,551/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

+0.0% since first listed

4 events — show timeline

• 2026-05-11 Pending — MLSNOW
• 2026-05-11 Pending — WBOR
• 2026-05-06 Listed $80,000 WBOR
• 2026-05-06 Listed $80,000 MLSNOW

Property tax history

-0.9%/yr

Latest (2025): $195 · -11.3% YoY. Source: county tax records.