133 Sisler St · Kingwood, WV 26537

$99,000

2 bd · 1.0 ba · 724 sqft · SingleFamily public records · 274 Days on market

Built 1950 7,275 sqft lot

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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 +16.1/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• 1% rule +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

This charming two-bedroom, one-bath home in the heart of Kingwood, offers convenient one-level living on a manageable 0.167-acre lot. Priced at $99,000, this home features retro flair, including a vintage pink bathtub and matching sink that add so much character. Whether you're looking to personalize your first home or invest in a project with potential, this property is full of opportunity. Home is being sold as-is.

Key facts

• Manageable lot
• Matching sink
• Vintage pink bathtub

Tags

• ONE LEVEL LIVING
• MANAGEABLE LOT
• VINTAGE PINK BATHTUB
• MATCHING SINK

Property features AI

Finance

• Other: Property listed by HOUSES & MORE INC
• HOA & community: Community amenities include golf and pool

Exterior

• Parking: No designated parking
• Utilities: Public sewer
• Home design: Single-family detached residence; One story
• Construction: Wood siding construction; Shingle roof; Built with concrete basement
• Exterior features: Sloped lot

Interior

• Kitchen: Refrigerator; Range; Disposal
• Bedrooms: Total of 4 rooms (includes bedrooms and living spaces)
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Ceiling fans for cooling
• Interior features: Refrigerator, Range, Disposal; Laminate flooring; Concrete unfinished basement
• Laundry & utility: Basement space for utilities

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $52 ($619/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 $84k (15.5% below list).
• Recommended offer: $84k (15.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#127 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.
• 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.
• Zoned schools: Kingwood Elementary (math 27% / reading 32%, grade F, #225 of 377 statewide, top 68%, 361 students, 0% FRL); Central Preston Middle School (math 19% / reading 42%, grade F, #57 of 109 statewide, top 52%, 322 students, 0% FRL); Preston High School (math 10% / reading 32%, grade F, #100 of 110 statewide, top 91%, 1,178 students, 0% FRL) — zoned schools average 0% FRL vs 43% district-wide (43 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 20 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 $11k of equity ($684 loan paydown + $10k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 274 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,639 (15.5% below list)

Questions for the listing agent

1. It's been on market 274 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.84% ✗
• Cap rate: 6.92%
• Cash-on-cash: 2.23%
• DSCR: 1.10
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.9%
• Equity multiple: 3.06×
• Total profit: $57,171
• Equity at exit: $89,187

10-year hold

• IRR: 22.7%
• Equity multiple: 6.98×
• Total profit: $165,708
• Equity at exit: $192,335

Cash invested: $27,720 (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 26537

• Home prices YoY: 6.4%
• Active inventory: 20
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $836 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$49 /mo · $585/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$176
• Net cashflow: $52

Break-even live

Break-even rent $771

Max offer price $99,000

Occupancy floor 89%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $99,000 Active 274 DOM
2. 2026-06-18
   days on market $99,000 Active 273 DOM
3. 2026-06-17
   days on market $99,000 Active 272 DOM
4. 2026-06-16
   days on market $99,000 Active 271 DOM
5. 2026-06-15
   days on market $99,000 Active 270 DOM
6. 2026-06-14
   days on market $99,000 Active 268 DOM
7. 2026-06-13
   days on market $99,000 Active 267 DOM
8. 2026-06-10
   days on market $99,000 Active 265 DOM
9. 2026-06-09
   days on market $99,000 Active 264 DOM
10. 2026-06-08
    days on market $99,000 Active 263 DOM
11. 2026-06-07
    days on market $99,000 Active 262 DOM
12. 2026-06-03
    days on market $99,000 Active 258 DOM
13. 2026-06-02
    days on market $99,000 Active 257 DOM
14. 2026-06-01
    days on market $99,000 Active 256 DOM
15. 2026-05-31
    days on market $99,000 Active 255 DOM
16. 2026-05-30
    days on market $99,000 Active 254 DOM
17. 2025-09-17
    listed $99,000 Active

ⓘ 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: $585 · $49/mo
• Projected year-2 tax: $585 · $49/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 2/10 Low
• 🌡 Heat 2/10 Low 5 d/yr ≥95°F today · 12 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,037
• − Mortgage interest: −$5,546
• − Property taxes: −$585
• − Insurance: −$495
• − Repairs & maintenance: −$803
• − Management: −$803
• − Depreciation: −$2,880
• Taxable loss: −$1,075
• Est. tax savings @ 24.0%: +$258
• After-tax cash flow: $877/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 — Kingwood

• Score: 65/100
• State rank: #127
• US rank: #13334

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kingwood, WV
• Population (ZIP): 5,392

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 (97%)
• Race & ethnicity: White 97% Black 1%
• Common ancestry: Slovak 4% Romanian 3% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Other Indo-European 1%

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: ▲ 15.65%
• Current HPI: 261.098
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2025-09-17 Listed $99,000 NCWVREIN

Property tax history

+6.4%/yr

Latest (2019): $585 · +16.5% YoY. Source: county tax records.