520 Mahan Ave · Follansbee, WV 26037

$75,000

2 bd · 1.0 ba · 840 sqft · SingleFamily public records · 17 Days on market

Built 1959 3,485 sqft lot Est $115k · 35% 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 +24.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +5.8/10.0
• Appreciation +4.8/10.0
• Livability +3.6/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Three beds/2baths foreclosed home and is eligible under FreddieMac/HomeSteps First Look Initiative through Novermber 9, 16. Home has an updated 200 amp electrical service and the furnace does not work

Key facts

• New furnace
• 3,485 sq ft lot
• Built 1959

Tags

• IMMEDIATE INCOME POTENTIAL
• EASY ACCESS TO LOCAL AMENITIES
• NEW FURNACE

Property features AI

Exterior

• Parking: No designated parking
• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; One-story
• Construction: Block, brick, and frame construction
• Exterior features: Front porch; Metal roof

Interior

• Kitchen: Refrigerator; Range
• Bedrooms: Total rooms: 4
• Flooring: Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (Forced Air, Natural Gas); Central air conditioning
• Interior features: Refrigerator; Range; Wood flooring; Concrete basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $151 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($810 rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#49 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, cost of living A+; Watch: amenities F, employment D-, health & safety 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.
• Zoned schools: Brooke Primary School North (251 students, 0% FRL); Brooke Middle School (math 20% / reading 31%, grade F, #75 of 109 statewide, top 73%, 693 students, 0% FRL); Brooke High School (math 22% / reading 57%, grade F, #21 of 110 statewide, top 26%, 1,033 students, 0% FRL) — zoned schools average 0% FRL vs 44% district-wide (44 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 24 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 2 units permitted in Brooke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $262 of equity ($519 loan paydown + $-257 appreciation (-0.3% 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 (-0.3% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago 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.
• Current owner paid $8k; list at $75k implies a 838% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $73,875 (1.5% below list)

Questions for the listing agent

1. Built in 1959 — 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: 1.08% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.62%
• DSCR: 1.38
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $115,080
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1224 Oakmont St	0.21mi	2/1.0	800 (-5%)	14mo	$115,000	$144	70
1746 Blosser Ln	0.38mi	3/2.0 (+1)	788 (-6%)	11mo	$60,000	$76	53
1720 Blosser Ln	0.37mi	3/1.0 (+1)	944 (+12%)	11mo	$129,000	$137	48
124 First St	0.54mi	3/2.0 (+1)	960 (+14%)	15mo	$66,000	$69	29

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.34% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.4%
• Equity multiple: 1.30×
• Total profit: $6,213
• Equity at exit: $20,502

10-year hold

• IRR: 11.9%
• Equity multiple: 2.25×
• Total profit: $26,269
• Equity at exit: $23,649

Cash invested: $21,000 (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 26037

• Home prices YoY: -0.2%
• Active inventory: 24
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $810 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$64 /mo · $770/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$170
• Net cashflow: $151

Break-even live

Break-even rent $619

Max offer price $75,000

Occupancy floor 76%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1038 Clifton St Follansbee, WV	2.0	1.0	900	$800	$0.89	23d	1	0.18mi
126 Grandview Ave Unit 126 Mingo Junction, OH	3.0	1.0	850	$899	$1.06	43d	1	0.85mi
113 Spring Ave Mingo Junction, OH	3.0	1.0	840	$750	$0.89	43d	1	1.13mi

Listing history 13 events

1. 2026-06-19
   days on market $75,000 Active 17 DOM
2. 2026-06-18
   days on market $75,000 Active 16 DOM
3. 2026-06-17
   days on market $75,000 Active 15 DOM
4. 2026-06-16
   days on market $75,000 Active 14 DOM
5. 2026-06-15
   days on market $75,000 Active 13 DOM
6. 2026-06-14
   days on market $75,000 Active 11 DOM
7. 2026-06-12
   days on market $75,000 Active 10 DOM
8. 2026-06-09
   days on market $75,000 Active 7 DOM
9. 2026-06-08
   days on market $75,000 Active 6 DOM
10. 2026-06-07
    days on market $75,000 Active 5 DOM
11. 2026-06-05
    days on market $75,000 Active 2 DOM
12. 2026-06-03
    remarks 399-char remark
13. 2026-06-03
    listed $75,000 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: $770 · $64/mo
• Projected year-2 tax: $770 · $64/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 4/10 Moderate 7 d/yr ≥97°F today · 19 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: $9,717
• − Mortgage interest: −$4,201
• − Property taxes: −$770
• − Insurance: −$375
• − Repairs & maintenance: −$777
• − Management: −$777
• − Depreciation: −$2,182
• Taxable income: $634
• Est. tax owed @ 24.0%: −$152
• After-tax cash flow: $1,659/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 — Follansbee

• Score: 72/100
• State rank: #49
• US rank: #5909

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Follansbee, WV
• City population: 5,727
• Population (ZIP): 5,727

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% Slovak 4% Serbian 3%
• Foreign-born: 2%
• Languages at home: 99% English-only · German/W. Germanic 1%

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: ▼ -0.34%
• Current HPI: 219.1118
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+657.6% since first listed

3 events — show timeline

• 2026-06-02 Listed $75,000 NCWVREIN
• 2016-12-28 Sold (MLS) $8,000 WBOR
• 2016-10-19 Listed $9,900 WBOR

Property tax history

+2.4%/yr

Latest (2025): $770 · +3.2% YoY. Source: county tax records.