1955 Owings Rd · Shinnston, WV 26431

$26,900

2 bd · 1.0 ba · 500 sqft · SingleFamily · 287 Days on market

Built 1960 ↓ 46% since listing

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• Livability +4.0/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

SHINNSTON, Harrison County, WV large 3 stall garage, with work area, 2 oversized doors and bays on 1.2 mostly level acres

Key facts

• Level acres
• 3 stall garage
• Oversized doors

Tags

• 3 STALL GARAGE
• WORK AREA
• OVERSIZED DOORS
• LEVEL ACRES

Property features AI

Exterior

• Parking: Attached or detached garage with 3 spaces
• Home design: Residential property
• Construction: Aluminum siding; Pillar/post/pier foundation
• Exterior features: Tar and gravel roof

Interior

• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Laminate flooring; 3 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $27k.

Deal economics

• At list price, monthly cash flow is $460 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($818 rent vs $27k).
• Recommended offer: $24k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 80/100 on livability (#12 in WV, #1,712 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D, amenities F.
• Harrison County Schools (town): math 29% / reading 43% proficiency, ranked #12 of 55 in WV (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 14 active listings in the ZIP; 84 units permitted in Harrison County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $980 of equity ($186 loan paydown + $794 appreciation (3.0% local appreciation)).
• Harrison County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 287 days — a 12% lower offer ($24k) is reasonable based on typical stale-listing flexibility.

Recommended offer $23,672 (12.0% below list)

Questions for the listing agent

1. It's been on market 287 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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 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?
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: 3.04% ✓
• Cap rate: 26.81%
• Cash-on-cash: 73.28%
• DSCR: 4.26
• GRM: 2.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.95% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 77.8%
• Equity multiple: 5.31×
• Total profit: $32,479
• Equity at exit: $12,023

10-year hold

• IRR: 77.4%
• Equity multiple: 10.91×
• Total profit: $74,673
• Equity at exit: $18,472

Cash invested: $7,532 (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 26431

• Home prices YoY: 1.8%
• Active inventory: 14
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $818 medium
• Mortgage (P&I): −$141
• Tax est. 1.5%: −$34 /mo · $404/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$172
• Net cashflow: $460

Break-even live

Break-even rent $235

Max offer price $26,900

Occupancy floor 39%

Sensitivity live

Price	-10% $479	-5% $469	+0% $460	+5% $451	+10% $441
Rent	-10% $395	-5% $428	+0% $460	+5% $492	+10% $525
Rate	-1.0pp $473	-0.5pp $467	base $460	+0.5pp $453	+1.0pp $446

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: $6,725
• Closing costs: $807
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $26,900 Active 287 DOM
2. 2026-06-19
   days on market $26,900 Active 285 DOM
3. 2026-06-18
   days on market $26,900 Active 284 DOM
4. 2026-06-17
   days on market $26,900 Active 283 DOM
5. 2026-06-16
   days on market $26,900 Active 282 DOM
6. 2026-06-15
   days on market $26,900 Active 281 DOM
7. 2026-06-14
   days on market $26,900 Active 279 DOM
8. 2026-06-12
   days on market $26,900 Active 278 DOM
9. 2026-06-09
   days on market $26,900 Active 275 DOM
10. 2026-06-08
    days on market $26,900 Active 274 DOM
11. 2026-06-07
    days on market $26,900 Active 273 DOM
12. 2026-06-05
    days on market $26,900 Active 270 DOM
13. 2026-06-03
    days on market $26,900 Active 269 DOM
14. 2026-06-02
    days on market $26,900 Active 268 DOM
15. 2026-06-01
    days on market $26,900 Active 267 DOM
16. 2026-05-31
    days on market $26,900 Active 266 DOM
17. 2026-05-30
    days on market $26,900 Active 265 DOM
18. 2026-04-30
    price $26,900
19. 2026-03-21
    price $37,500
20. 2026-02-13
    price $39,500
21. 2026-01-01
    price $40,500
22. 2025-12-09
    price $42,500
23. 2025-11-10
    price $44,900
24. 2025-09-25
    price $45,900
25. 2025-09-07
    listed $49,900 Active

ⓘ 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 4/10 Moderate 7 d/yr ≥97°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,810
• − Mortgage interest: −$1,507
• − Property taxes: −$404
• − Insurance: −$134
• − Repairs & maintenance: −$785
• − Management: −$785
• − Depreciation: −$783
• Taxable income: $5,413
• Est. tax owed @ 24.0%: −$1,299
• After-tax cash flow: $4,220/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: Harrison County Schools
• NCES district ID: 5400510
• Math proficiency: 29% ▼ -10.00%
• Reading proficiency: 43% ▼ -3.00%
• Median HH income: $43,269
• Composite: 30.48/100
• National rank: #6222
• State rank: #12 of 55 in WV

Livability — Shinnston

• Score: 80/100
• State rank: #12
• US rank: #1712

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,899

Population outlook (Harrison County) Hauer SSP2

• Today (2025): 67,273 people
• By 2030: 65,963 · -1.9%
• By 2040: 63,033 · -6.3%
• By 2050: 59,999 · -10.8%
• By 2075: 52,524 · -21.9%
• By 2100: 42,654 · -36.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Iranian 8% Lithuanian 2% Romanian 2%
• Foreign-born: 1% · Canada, Vietnam
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Harrison

• 2024 margin: Solid R (+41.0) · D 28.5% · R 69.4% · Other 2.1%
• 2008→2024 swing: -27.6pp toward R · 2008: -13.3pp · 2024: -41.0pp
• All cycles: 2024: R+41.0 2020: R+37.6 2016: R+39.5 2012: R+23.5 2008: R+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.95%
• Current HPI: 172.0039
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-46.1% since first listed

8 events — show timeline

• 2026-04-30 Price Changed $26,900 GVBOR
• 2026-03-21 Price Changed $37,500 GVBOR
• 2026-02-13 Price Changed $39,500 GVBOR
• 2026-01-01 Price Changed $40,500 GVBOR
• 2025-12-09 Price Changed $42,500 GVBOR
• 2025-11-10 Price Changed $44,900 GVBOR
• 2025-09-25 Price Changed $45,900 GVBOR
• 2025-09-07 Listed $49,900 GVBOR