77 Cherry Hill Rd · Wheeling, WV 26003

$83,000

2 bd · 1.0 ba · 962 sqft · SingleFamily public records · 33 Days on market

Built 1940 3,920 sqft lot $86/sqft · 6% below area Est $89k · 6% under

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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 +25.9/30.0
• ARV discount +10.3/15.0
• DSCR +8.7/10.0
• 1% rule +5.6/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

A great house for a great price! The interior of this home has been fully renovated giving you peace of mind and making your move easy! Everything you need is on the first level, talk about convenience! The walk-out basement features a partially finished room that can be anything you'd like! Don't forget about the chain-link fenced in yard! Get your showing scheduled today!

Key facts

• 3,920 sq ft lot
• Built 1940
• Listed 32 days

Property features AI

Exterior

• Parking: Gravel parking pad in front of house
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Traditional style; 1 story
• Construction: Aluminum siding
• Exterior features: Fenced yard; Shingle roof

Interior

• Kitchen: Cooktop; Refrigerator
• Bedrooms: Total of 4 rooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Natural gas heating
• Interior features: Cooktop; Refrigerator; Gas water heater; Finished basement; Central air; Natural gas heating
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $83k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($881 rent vs $83k).
• Recommended offer: $81k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 4.3% in Wheeling — 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 69/100 on livability (#74 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: crime F, amenities F, commute F.
• Ohio County Schools (urban): math 34% / reading 49% proficiency, ranked #5 of 55 in WV (top 9%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.0%/yr); 223 active listings in the ZIP; 2 units permitted in Ohio County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $574 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Ohio County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $80,510 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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 1940 — 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 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?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.06% ✓
• Cap rate: 9.23%
• Cash-on-cash: 10.47%
• DSCR: 1.47
• GRM: 7.9

CMA / ARV

• ARV (median comp): $88,564
• List price: $83,000
• Delta: -6.28%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
**81 Cherry Hill Rd	0.01mi	3/1.0 (+1)	972 (+1%)	15mo	$5,700	$6	80
2306 Warwood Ave	0.19mi	2/1.0	1,023 (+6%)	5mo	$80,000	$78	76
67 Warwood Ter	0.11mi	3/2.0 (+1)	1,000 (+4%)	9mo	$159,000	$159	72
53 Warwood Ter	0.22mi	2/1.0	1,021 (+6%)	24mo	$99,000	$97	60
50 Warwood Ter	0.25mi	3/1.5 (+1)	1,104 (+15%)	1mo	$127,500	$115	56
56 Warwood Ter	0.20mi	3/1.0 (+1)	864 (-10%)	22mo	$155,000	$179	51
2330 Warwood Ave	0.25mi	3/2.0 (+1)	1,066 (+11%)	18mo	$70,000	$66	46
99 N 26th St	0.48mi	2/2.0	1,040 (+8%)	21mo	$99,000	$95	43
121 North 10th St	0.72mi	3/1.0 (+1)	1,008 (+5%)	14mo	$25,000	$25	42
2606 Hess Ave	0.48mi	1/1.0 (-1)	1,080 (+12%)	20mo	$106,500	$99	35

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 · 3.03% rent growth · sell at horizon

5-year hold

• IRR: -0.6%
• Equity multiple: 0.98×
• Total profit: $-539
• Equity at exit: $12,376

10-year hold

• IRR: 9.1%
• Equity multiple: 1.69×
• Total profit: $16,130
• Equity at exit: $7,176

Cash invested: $23,240 (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 26003

• Home prices YoY: -23.4%
• Rents YoY: 3.0%
• Active inventory: 223
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $881 medium
• Mortgage (P&I): −$435
• Tax from tax record: −$23 /mo · $280/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $203

Break-even live

Break-even rent $624

Max offer price $83,000

Occupancy floor 72%

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: $20,750
• Closing costs: $2,490
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $83,000 Active 33 DOM
2. 2026-06-18
   days on market $83,000 Active 32 DOM
3. 2026-06-17
   days on market $83,000 Active 31 DOM
4. 2026-06-16
   days on market $83,000 Active 30 DOM
5. 2026-06-15
   days on market $83,000 Active 29 DOM
6. 2026-06-14
   days on market $83,000 Active 27 DOM
7. 2026-06-12
   days on market $83,000 Active 26 DOM
8. 2026-06-09
   days on market $83,000 Active 23 DOM
9. 2026-06-08
   days on market $83,000 Active 22 DOM
10. 2026-06-07
    days on market $83,000 Active 21 DOM
11. 2026-06-05
    days on market $83,000 Active 18 DOM
12. 2026-06-03
    days on market $83,000 Active 17 DOM
13. 2026-06-02
    days on market $83,000 Active 16 DOM
14. 2026-06-01
    days on market $83,000 Active 15 DOM
15. 2026-05-31
    days on market $83,000 Active 14 DOM
16. 2026-05-30
    days on market $83,000 Active 13 DOM
17. 2026-05-17
    status Pending 376-char remark
18. 2026-05-06
    listed $83,000 Active 376-char remark

ⓘ 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: $280 · $23/mo
• Projected year-2 tax: $490 · $41/mo
• Expected delta: +$210/yr (+$17/mo · 75.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°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: $10,572
• − Mortgage interest: −$4,649
• − Property taxes: −$280
• − Insurance: −$415
• − Repairs & maintenance: −$846
• − Management: −$846
• − Depreciation: −$2,415
• Taxable income: $1,122
• Est. tax owed @ 24.0%: −$269
• After-tax cash flow: $2,165/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: Ohio County Schools
• NCES district ID: 5401050
• Math proficiency: 34% ▼ -9.00%
• Reading proficiency: 49% ▼ -6.00%
• Median HH income: $41,572
• Composite: 34.88/100
• National rank: #5085
• State rank: #5 of 55 in WV

Livability — Wheeling

• Score: 69/100
• State rank: #74
• US rank: #8950

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Ohio County · 39,982 people
• City population: 39,982
• Metro: Wheeling, WV-OH
• Population (ZIP): 39,982
• Household income: $57,703
• Rent vs Own: 32.5% rent · 67.5% own
• Severe rent burden: 1630.0

Population outlook (Ohio County) Hauer SSP2

• Today (2025): 40,604 people
• By 2030: 39,150 · -3.6%
• By 2040: 36,039 · -11.2%
• By 2050: 33,582 · -17.3%
• By 2075: 28,662 · -29.4%
• By 2100: 22,963 · -43.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Black 3% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Serbian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Other Indo-European 1% Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Ohio

• 2024 margin: Strong R (+26.0) · D 36.0% · R 62.0% · Other 2.0%
• 2008→2024 swing: -15.3pp toward R · 2008: -10.8pp · 2024: -26.0pp
• All cycles: 2024: R+26.0 2020: R+25.8 2016: R+31.6 2012: R+22.5 2008: R+10.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.09%
• Current HPI: 223.4106
• Rent YoY: ▲ 3.03%
• Metro: Wheeling, WV-OH
• State GDP YoY: —
• F500 in state: 0

Price history

3 events — show timeline

• 2026-05-29 Relisted — WBOR
• 2026-05-17 Pending — WBOR
• 2026-05-06 Listed $83,000 WBOR

Property tax history

+1.8%/yr

Latest (2025): $280 · +4.0% YoY. Source: county tax records.