600 W High Ave · Terra Alta, WV 26764

$129,000

3 bd · 1.0 ba · 1,304 sqft · SingleFamily public records · 38 Days on market

Built 1900 Est $145k · 11% 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 +12.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

House is a Traditional Story & amp; a Half home. The lot is . 29 oa an acre (12460 sq ft), nice, level fenced in yard with a decent sized shed. Includes stove, refrigerator, dishwasher, washer and dryer. Flooring in kitchen/dining and bathroom in 2025. Also in 2025 new 200 amp electric service and new electric meter and panel. Small covered front porch, back cement patio and a mud room. Partial, unfinished basement and 2 car cement parking.

Key facts

• Decent sized shed
• New electric service
• Level fenced yard

Tags

• LEVEL FENCED YARD
• DECENT SIZED SHED
• NEW ELECTRIC SERVICE
• SMALL COVERED FRONT PORCH
• BACK CEMENT PATIO
• MUD ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $820 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $125k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.9% vs local median 5.7% in Terra Alta — 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 61/100 on livability (#196 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Preston County Schools (rural): math 22% / reading 33% proficiency, ranked #39 of 55 in WV (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 97 active listings in the ZIP; 2 units permitted in Preston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($892 loan paydown + $2k appreciation (1.7% local appreciation)).
• Preston County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.7% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $29k; list at $129k implies a 345% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,130 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.68% ✓
• Cap rate: 13.92%
• Cash-on-cash: 27.24%
• DSCR: 2.21
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $144,744
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Mayer	0.10mi	3/2.0	1,300 (-0%)	19mo	$85,000	$65	75
103 Metheny St	0.08mi	3/1.0	1,132 (-13%)	22mo	$74,000	$65	56
117 Sanders St	0.52mi	3/1.5	1,238 (-5%)	14mo	$138,000	$111	54
303 E State Ave	0.52mi	2/1.0 (-1)	1,449 (+11%)	0mo	$162,900	$112	52
101 Richfield Ln	0.57mi	3/1.5	1,408 (+8%)	20mo	$150,000	$107	41
215 Maple Ave	0.68mi	3/1.0	1,490 (+14%)	19mo	$170,000	$114	29

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

Projected returns pro-forma

1.7% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.8%
• Equity multiple: 2.64×
• Total profit: $59,149
• Equity at exit: $48,808

10-year hold

• IRR: 32.5%
• Equity multiple: 5.12×
• Total profit: $148,792
• Equity at exit: $68,725

Cash invested: $36,120 (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 26764

• Home prices YoY: 0.6%
• Active inventory: 97
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,166 medium
• Mortgage (P&I): −$676
• Tax est. 1.5%: −$161 /mo · $1,935/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $820

Break-even live

Break-even rent $1,128

Max offer price $129,000

Occupancy floor 57%

Sensitivity live

Price	-10% $909	-5% $864	+0% $820	+5% $775	+10% $731
Rent	-10% $649	-5% $734	+0% $820	+5% $905	+10% $991
Rate	-1.0pp $885	-0.5pp $853	base $820	+0.5pp $786	+1.0pp $752

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $129,000 Active 38 DOM
2. 2026-06-18
   days on market $129,000 Active 37 DOM
3. 2026-06-17
   days on market $129,000 Active 36 DOM
4. 2026-06-16
   days on market $129,000 Active 35 DOM
5. 2026-06-15
   days on market $129,000 Active 34 DOM
6. 2026-06-14
   days on market $129,000 Active 32 DOM
7. 2026-06-13
   days on market $129,000 Active 31 DOM
8. 2026-06-10
   days on market $129,000 Active 29 DOM
9. 2026-06-09
   days on market $129,000 Active 28 DOM
10. 2026-06-08
    days on market $129,000 Active 27 DOM
11. 2026-06-07
    days on market $129,000 Active 26 DOM
12. 2026-06-03
    days on market $129,000 Active 22 DOM
13. 2026-06-02
    days on market $129,000 Active 21 DOM
14. 2026-06-01
    days on market $129,000 Active 20 DOM
15. 2026-05-31
    days on market $129,000 Active 19 DOM
16. 2026-05-30
    days on market $129,000 Active 18 DOM
17. 2026-05-12
    listed $129,000 Active
18. 1996-01-16
    soldstatus $29,000

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥88°F today · 18 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: $25,996
• − Mortgage interest: −$7,226
• − Property taxes: −$1,935
• − Insurance: −$645
• − Repairs & maintenance: −$2,080
• − Management: −$2,080
• − Depreciation: −$3,753
• Taxable income: $8,278
• Est. tax owed @ 24.0%: −$1,987
• After-tax cash flow: $7,852/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: Preston County Schools
• NCES district ID: 5401170
• Math proficiency: 22% ▼ -8.00%
• Reading proficiency: 33% ▼ -6.00%
• Median HH income: $43,997
• Composite: 23.51/100
• National rank: #7869
• State rank: #39 of 55 in WV

Livability — Terra Alta

• Score: 61/100
• State rank: #196
• US rank: #17622

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Terra Alta, WV
• Population (ZIP): 4,349

Population outlook (Preston County) Hauer SSP2

• Today (2025): 33,786 people
• By 2030: 33,618 · -0.5%
• By 2040: 32,953 · -2.5%
• By 2050: 32,131 · -4.9%
• By 2075: 30,774 · -8.9%
• By 2100: 27,037 · -20.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 7%
• Common ancestry: Slovak 4% Italian 2% Lithuanian 2%
• Foreign-born: 0%

Political lean MEDSL · Preston

• 2024 margin: Solid R (+57.0) · D 20.5% · R 77.5% · Other 2.1%
• 2008→2024 swing: -30.5pp toward R · 2008: -26.5pp · 2024: -57.0pp
• All cycles: 2024: R+57.0 2020: R+55.1 2016: R+55.8 2012: R+44.4 2008: R+26.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.70%
• Current HPI: 294.2344
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+344.8% since first listed

2 events — show timeline

• 2026-05-12 Listed $129,000 FSBO.com
• 1996-01-16 Sold (Public Records) $29,000 Public Records

Property tax history

-2.2%/yr

Latest (2025): $190 · -32.6% YoY. Source: county tax records.