81 Pine Cir · Elkins, WV 26241

$172,500

3 bd · 1.0 ba · 1,712 sqft · SingleFamily public records · 153 Days on market

Built 1969 $101/sqft · 15% below area Est $211k · 18% under ↓ 8% since listing

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +10.0/30.0
• Livability +3.7/5.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Single, brick ranch style home in a country setting with three bedrooms, one full bath, kitchen, living room, dining room, den, gathering room and two detached garages. Private yard with lots of space for gardens or flower projects. Deck, porch, gazebo and handicap accessible. Great for residential, rental or Airbnb.

Key facts

• Porch
• Brick ranch style
• Handicap accessible

Tags

• BRICK RANCH STYLE
• PRIVATE YARD
• DETACHED GARAGES
• HANDICAP ACCESSIBLE
• DECK
• PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $172k.

Deal economics

• At list price, monthly cash flow is $-104 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $154k (10.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (33.9% below list).
• Recommended offer: $114k (33.9% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 3.7% in Elkins — 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 74/100 on livability (#34 in WV, #4,824 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute F, employment F.
• Randolph County Schools (town): math 24% / reading 35% proficiency, ranked #33 of 55 in WV (top 60%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 86 active listings in the ZIP; 3 units permitted in Randolph County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Randolph County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 153 days — a 12% lower offer ($152k) is reasonable based on typical stale-listing flexibility.

Recommended offer $114,083 (33.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 153 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.66% ✗
• Cap rate: 5.57%
• Cash-on-cash: -2.59%
• DSCR: 0.88
• GRM: 12.6

CMA / ARV

• ARV (median comp): $211,026
• List price: $172,500
• Delta: -18.26%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
366 Maple Ln	0.71mi	3/2.0	1,671 (-2%)	16mo	$160,000	$96	45
408 Indianola Ave	0.65mi	4/2.0 (+1)	1,554 (-9%)	23mo	$189,900	$122	27

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -20.7%
• Equity multiple: 0.28×
• Total profit: $-34,696
• Equity at exit: $25,720

10-year hold

• IRR: -14.1%
• Equity multiple: 0.19×
• Total profit: $-39,166
• Equity at exit: $14,915

Cash invested: $48,300 (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 26241

• Home prices YoY: -32.8%
• Active inventory: 86
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $1,141 medium
• Mortgage (P&I): −$905
• Tax from tax record: −$29 /mo · $349/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $-104

Break-even live

Break-even rent $1,273

Max offer price $154,066

Occupancy floor —

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: $43,125
• Closing costs: $5,175
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $172,500 Active 153 DOM
2. 2026-06-17
   days on market $172,500 Active 152 DOM
3. 2026-06-16
   days on market $172,500 Active 151 DOM
4. 2026-06-15
   days on market $172,500 Active 150 DOM
5. 2026-06-15
   days on market $172,500 Active 149 DOM
6. 2026-06-13
   days on market $172,500 Active 148 DOM
7. 2026-06-12
   days on market $172,500 Active 147 DOM
8. 2026-06-09
   days on market $172,500 Active 144 DOM
9. 2026-06-08
   days on market $172,500 Active 143 DOM
10. 2026-06-08
    days on market $172,500 Active 142 DOM
11. 2026-06-07
    days on market $172,500 Active 141 DOM
12. 2026-06-04
    days on market $172,500 Active 139 DOM
13. 2026-06-03
    days on market $172,500 Active 138 DOM
14. 2026-06-02
    days on market $172,500 Active 137 DOM
15. 2026-06-01
    days on market $172,500 Active 136 DOM
16. 2026-05-31
    days on market $172,500 Active 135 DOM
17. 2026-04-21
    price $172,500 318-char remark

    Show marketing remark (318 chars)

    Single, brick ranch style home in a country setting with three bedrooms, one full bath, kitchen, living room, dining room, den, gathering room and two detached garages. Private yard with lots of space for gardens or flower projects. Deck, porch, gazebo and handicap accessible. Great for residential, rental or Airbnb.

18. 2026-01-16
    listed $188,000 Active 318-char remark

    Show marketing remark (318 chars)

    Single, brick ranch style home in a country setting with three bedrooms, one full bath, kitchen, living room, dining room, den, gathering room and two detached garages. Private yard with lots of space for gardens or flower projects. Deck, porch, gazebo and handicap accessible. Great for residential, rental or Airbnb.

ⓘ 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: $349 · $29/mo
• Projected year-2 tax: $1,018 · $85/mo
• Expected delta: +$668/yr (+$56/mo · 191.2%)

ⓘ 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 3/10 Moderate 7 d/yr ≥89°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,690
• − Mortgage interest: −$9,663
• − Property taxes: −$349
• − Insurance: −$862
• − Repairs & maintenance: −$1,095
• − Management: −$1,095
• − Depreciation: −$5,018
• Taxable loss: −$4,393
• Est. tax savings @ 24.0%: +$1,054
• After-tax cash flow: $-198/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: Randolph County Schools
• NCES district ID: 5401260
• Math proficiency: 24% ▼ -5.00%
• Reading proficiency: 35% ▼ -2.00%
• Median HH income: $37,907
• Composite: 24.6/100
• National rank: #7633
• State rank: #33 of 55 in WV

Livability — Elkins

• Score: 74/100
• State rank: #34
• US rank: #4824

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 14,221

Population outlook (Randolph County) Hauer SSP2

• Today (2025): 28,286 people
• By 2030: 27,558 · -2.6%
• By 2040: 25,970 · -8.2%
• By 2050: 24,529 · -13.3%
• By 2075: 21,645 · -23.5%
• By 2100: 17,349 · -38.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 9% Hispanic / Latino 2% Black 1%
• Common ancestry: Slovak 4% Lithuanian 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Randolph

• 2024 margin: Solid R (+46.1) · D 25.9% · R 72.1% · Other 2.0%
• 2008→2024 swing: -32.1pp toward R · 2008: -14.0pp · 2024: -46.1pp
• All cycles: 2024: R+46.1 2020: R+43.5 2016: R+44.9 2012: R+29.1 2008: R+14.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -70.60%
• Current HPI: 144.7471
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-8.2% since first listed

2 events — show timeline

• 2026-04-21 Price Changed $172,500 NCWVREIN
• 2026-01-16 Listed $188,000 NCWVREIN

Property tax history

+0.6%/yr

Latest (2025): $349 · +6.2% YoY. Source: county tax records.