828 Johnson Ave · Morgantown, WV 26505

$119,900

3 bd · 1.0 ba · 1,078 sqft · SingleFamily public records · 9 Days on market

Built 1945 Est $203k · 41% 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 +24.6/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +6.0/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Cutie pie Fixer upper Single Family Home- Great area! 3 bd | 1 ba | 1,078 sqft. | APN: 31-13- 25-0397.0000 ? Great curb appeal with attractive street presence ? Prime Morgantown location ? Minutes from West Virginia University ? Near Ruby Memorial Hospital & amp; Health Sciences Campus ? Convenient access to shopping, dining, & amp; major employers ? Attractive neighborhood with established homes ? Multiple exit strategies: Flip, Rental, or Live in it ! Interior cosmetic needed

Key facts

• Built 1945
• Listed 9 days

Tags

• PRIME MORGANTOWN LOCATION
• NEAR RUBY MEMORIAL HOSPITAL
• CONVENIENT ACCESS TO SHOPPING
• ATTRACTIVE NEIGHBORHOOD

Property features AI

Finance

• Other: No additional amenities provided
• Financial info: No financial details provided
• HOA & community: HOA or community fee details not provided

Exterior

• Parking: Parking details not provided
• Security: Security details not provided
• Utilities: Utility details not provided
• Home design: Single-family property (year built 1945); Living area of approximately 1,078 (unit not shown)
• Construction: Built in 1945
• Exterior features: Located in the Woodburn subdivision

Interior

• Kitchen: Kitchen details not provided
• Bedrooms: Bedroom count not specified
• Flooring: Flooring details not provided
• Bathrooms: Bathroom count not specified
• Heating & cooling: Heating and cooling details not provided
• Interior features: No interior feature details provided
• Laundry & utility: Laundry and utility details not provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $249 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 8.8% vs local median 3.0% in Morgantown — 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 84/100 on livability (#5 in WV, #674 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment 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.
• Zoned schools: Eastwood Elementary School (math 45% / reading 47%, grade D-, #68 of 377 statewide, top 18%, 586 students, 0% FRL); Suncrest Middle School (math 46% / reading 57%, grade C, #4 of 109 statewide, top 3%, 501 students, 0% FRL); Morgantown High School (math 49% / reading 73%, grade C+, #2 of 110 statewide, top 1%, 1,859 students, 0% FRL) — zoned schools average 0% FRL vs 32% district-wide (32 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+5.5%/yr); 123 active listings in the ZIP; 23 units permitted in Monongalia County in 2024 (15 in 5+ unit buildings).
• This rent runs 35% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 5.5% rent growth), your $34k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,900

Questions for the listing agent

1. Built in 1945 — 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: 1.10% ✓
• Cap rate: 8.78%
• Cash-on-cash: 8.90%
• DSCR: 1.40
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $202,664
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
814 Clinton	0.33mi	3/2.0	1,104 (+2%)	1mo	$170,000	$154	76
913 Ridgeway Ave	0.20mi	3/1.0	1,200 (+11%)	10mo	$215,000	$179	63
1021 Denver	0.32mi	3/2.0	956 (-11%)	0mo	$180,000	$188	62
1045 Charles	0.04mi	3/2.0	1,221 (+13%)	15mo	$42,000	$34	60
709 Monongalia Ave	0.41mi	3/1.0	946 (-12%)	4mo	$210,000	$222	58
924 Garrison	0.30mi	2/1.0 (-1)	960 (-11%)	6mo	$190,000	$198	58
1289 Denver	0.44mi	2/1.0 (-1)	1,024 (-5%)	11mo	$158,000	$154	57
1101 Sabraton Ave	0.25mi	3/2.0	1,190 (+10%)	13mo	$236,000	$198	56
909 Naomi	0.42mi	2/1.0 (-1)	1,020 (-5%)	13mo	$125,000	$123	55
227 Darst St	0.35mi	2/1.5 (-1)	1,196 (+11%)	5mo	$202,500	$169	54
700 Monongalia Ave	0.42mi	2/1.0 (-1)	1,012 (-6%)	14mo	$205,000	$203	53
1263 Denver	0.42mi	2/1.0 (-1)	936 (-13%)	5mo	$220,000	$235	49

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 · 5.46% rent growth · sell at horizon

5-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-230
• Equity at exit: $17,877

10-year hold

• IRR: 11.8%
• Equity multiple: 2.03×
• Total profit: $34,656
• Equity at exit: $10,367

Cash invested: $33,572 (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 26505

• Home prices YoY: -31.9%
• Rents YoY: 5.5%
• Active inventory: 123
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,320 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$115 /mo · $1,384/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $249

Break-even live

Break-even rent $1,005

Max offer price $119,900

Occupancy floor 76%

Sensitivity live

Price	-10% $317	-5% $283	+0% $249	+5% $215	+10% $181
Rent	-10% $145	-5% $197	+0% $249	+5% $301	+10% $353
Rate	-1.0pp $309	-0.5pp $279	base $249	+0.5pp $218	+1.0pp $186

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-21
   days on market $119,900 Active 9 DOM
2. 2026-06-19
   days on market $119,900 Active 7 DOM
3. 2026-06-18
   days on market $119,900 Active 6 DOM
4. 2026-06-17
   days on market $119,900 Active 5 DOM
5. 2026-06-16
   days on market $119,900 Active 4 DOM
6. 2026-06-15
   days on market $119,900 Active 3 DOM
7. 2026-06-13
   remarks 490-char remark
8. 2026-06-13
   listed $119,900 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: $1,384 · $115/mo
• Projected year-2 tax: $1,384 · $115/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,843
• − Mortgage interest: −$6,716
• − Property taxes: −$1,384
• − Insurance: −$600
• − Repairs & maintenance: −$1,267
• − Management: −$1,267
• − Depreciation: −$3,488
• Taxable income: $1,120
• Est. tax owed @ 24.0%: −$269
• After-tax cash flow: $2,718/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 — Morgantown

• Score: 84/100
• State rank: #5
• US rank: #674

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Morgantown, WV
• County: Monongalia County · 97,252 people
• City population: 97,252
• Metro: Morgantown, WV
• Population (ZIP): 37,492
• Household income: $45,536
• Rent vs Own: 67.5% rent · 32.5% own
• Severe rent burden: 3256.0

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 (82%)
• Race & ethnicity: White 82% Asian 6% Two or more races 5% Black 4% Hispanic / Latino 3%
• Common ancestry: Romanian 5% Slovak 3% Italian 2%
• Foreign-born: 10% · China, Canada, Vietnam
• Languages at home: 88% English-only · Arabic 3% Other Indo-European 2% Chinese 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: ▼ -100.05%
• Current HPI: 213.749
• Rent YoY: ▲ 5.46%
• Metro: Morgantown, WV
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-13 Listed $119,900 FSBO.com

Property tax history

+9.2%/yr

Latest (2025): $1,384 · +0.2% YoY. Source: county tax records.