14706 Uhl Hwy SE · Wiley Ford, WV 21502

$139,900

3 bd · 2.0 ba · 1,040 sqft · SingleFamily public records · 107 Days on market

Built 1992 0.43 ac lot $135/sqft · 20% below area Est $174k · 20% under

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Why this score? — see what drove the C 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 +18.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• Rent growth +5.0/5.0
• 1% rule +4.3/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

One owner, well maintained home. Single floor living. Paved driveway with one car detached garage. Enclosed back porch. Sunset views from the front of the house. No city taxes but public utilities! Short drive to city amenities. New metal roof on back porch and new gutters in 2025-2026.

Key facts

• Enclosed back porch
• Paved driveway
• Public utilities

Tags

• PAVED DRIVEWAY
• ENCLOSED BACK PORCH
• PUBLIC UTILITIES
• SHORT DRIVE TO CITY AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $129 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (6.9% below list).
• Recommended offer: $127k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 1.6% in Wiley Ford — 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 62/100 on livability (#192 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools D-, amenities F, commute F.
• Allegany County Public Schools (other): math 15% / reading 30% proficiency, ranked #18 of 24 in MD (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+10.9%/yr); 24 units permitted in Allegany County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Allegany County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $29k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $13k; list at $140k implies a 976% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,309 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.93% ✗
• Cap rate: 7.40%
• Cash-on-cash: 3.95%
• DSCR: 1.18
• GRM: 8.9

CMA / ARV

• ARV (median comp): $173,807
• List price: $139,900
• Delta: -19.51%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14510 Uhl Hwy SE	0.16mi	2/1.0 (-1)	1,013 (-3%)	1mo	$145,000	$143	79
14414 Uhl Hwy SE	0.27mi	2/1.0 (-1)	952 (-8%)	14mo	$77,500	$81	53

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -5.0%
• Equity multiple: 0.81×
• Total profit: $-7,602
• Equity at exit: $20,860

10-year hold

• IRR: 9.6%
• Equity multiple: 1.90×
• Total profit: $35,196
• Equity at exit: $12,096

Cash invested: $39,172 (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 21502

• Home prices YoY: -17.4%
• Rents YoY: 10.9%
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,303 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$109 /mo · $1,303/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $129

Break-even live

Break-even rent $1,140

Max offer price $139,900

Occupancy floor 85%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $139,900 Active 107 DOM
2. 2026-06-18
   days on market $139,900 Active 106 DOM
3. 2026-06-17
   days on market $139,900 Active 105 DOM
4. 2026-06-17
   price $139,900 Active 104 DOM
5. 2026-06-16
   days on market $149,000 Active 104 DOM
6. 2026-06-15
   days on market $149,000 Active 103 DOM
7. 2026-06-14
   days on market $149,000 Active 101 DOM
8. 2026-06-12
   days on market $149,000 Active 100 DOM
9. 2026-06-09
   days on market $149,000 Active 97 DOM
10. 2026-06-08
    days on market $149,000 Active 96 DOM
11. 2026-06-07
    days on market $149,000 Active 95 DOM
12. 2026-06-02
    days on market $149,000 Active 90 DOM
13. 2026-06-01
    days on market $149,000 Active 89 DOM
14. 2026-05-31
    days on market $149,000 Active 88 DOM
15. 2026-05-30
    days on market $149,000 Active 87 DOM
16. 2026-03-30
    price $149,000 288-char remark

    Show marketing remark (288 chars)

    One owner, well maintained home. Single floor living. Paved driveway with one car detached garage. Enclosed back porch. Sunset views from the front of the house. No city taxes but public utilities! Short drive to city amenities. New metal roof on back porch and new gutters in 2025-2026.

17. 2026-03-30
    status Active 288-char remark

    Show marketing remark (288 chars)

    One owner, well maintained home. Single floor living. Paved driveway with one car detached garage. Enclosed back porch. Sunset views from the front of the house. No city taxes but public utilities! Short drive to city amenities. New metal roof on back porch and new gutters in 2025-2026.

18. 2026-01-14
    historical 288-char remark

    Show marketing remark (288 chars)

    One owner, well maintained home. Single floor living. Paved driveway with one car detached garage. Enclosed back porch. Sunset views from the front of the house. No city taxes but public utilities! Short drive to city amenities. New metal roof on back porch and new gutters in 2025-2026.

19. 2025-12-19
    listed $169,000 Active 288-char remark

    Show marketing remark (288 chars)

    One owner, well maintained home. Single floor living. Paved driveway with one car detached garage. Enclosed back porch. Sunset views from the front of the house. No city taxes but public utilities! Short drive to city amenities. New metal roof on back porch and new gutters in 2025-2026.

20. 1989-06-15
    soldstatus $13,000

ⓘ 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: $1,303 · $109/mo
• Projected year-2 tax: $1,303 · $109/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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 17 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: $15,635
• − Mortgage interest: −$7,837
• − Property taxes: −$1,303
• − Insurance: −$700
• − Repairs & maintenance: −$1,251
• − Management: −$1,251
• − Depreciation: −$4,070
• Taxable loss: −$775
• Est. tax savings @ 24.0%: +$186
• After-tax cash flow: $1,732/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: Allegany County Public Schools
• NCES district ID: 2400030
• Math proficiency: 15% ▼ -26.00%
• Reading proficiency: 30% ▼ -20.00%
• Median HH income: $39,760
• Composite: 18.95/100
• National rank: #8854
• State rank: #18 of 24 in MD

Livability — Wiley Ford

• Score: 62/100
• State rank: #192
• US rank: #17247

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Allegany County
• City population: 419
• Metro: Cumberland, MD-WV
• Population (ZIP): 41,015
• Household income: $60,725
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 824.0

Population outlook (Allegany County) Hauer SSP2

• Today (2025): 68,778 people
• By 2030: 66,766 · -2.9%
• By 2040: 62,784 · -8.7%
• By 2050: 59,179 · -14.0%
• By 2075: 50,732 · -26.2%
• By 2100: 40,837 · -40.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Black 9% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Romanian 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Allegany

• 2024 margin: Solid R (+40.3) · D 28.9% · R 69.2% · Other 2.0%
• 2008→2024 swing: -14.4pp toward R · 2008: -25.9pp · 2024: -40.3pp
• All cycles: 2024: R+40.3 2020: R+38.3 2016: R+48.0 2012: R+32.9 2008: R+25.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -54.33%
• Current HPI: 258.6676
• Rent YoY: ▲ 10.88%
• Metro: Cumberland, MD-WV
• State GDP YoY: —
• F500 in state: 0

Price history

+1046.2% since first listed

5 events — show timeline

• 2026-03-30 Price Changed $149,000 BRIGHT MLS
• 2026-03-30 Relisted — BRIGHT MLS
• 2026-01-14 Listing Removed — BRIGHT MLS
• 2025-12-19 Listed $169,000 BRIGHT MLS
• 1989-06-15 Sold (Public Records) $13,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,303 · +1.9% YoY. Source: county tax records.