227 Main St · Follansbee, WV 26037

$64,900

2 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 32 Days on market

Built 1947 3,049 sqft lot Est $55k · 18% over ↓ 24% since listing

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• Appreciation +4.8/10.0
• Livability +3.6/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Key facts

• 3,049 sq ft lot
• Parking
• Built 1947

Property features AI

Finance

• Financial info: Annual tax amount available

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: 2-story home; Approximately 1,200 above‑grade finished area; Vinyl siding; Asphalt roof
• Construction: Vinyl siding construction; Asphalt roof
• Exterior features: Small lot (approx. 0.07 acres)

Interior

• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Electric baseboard heat; Wall/window cooling units
• Interior features: Basement present (other type)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $206 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($818 rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#49 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, cost of living A+; Watch: schools D+, amenities F, employment D-.
• Brooke County Schools (rural): math 26% / reading 35% proficiency, ranked #26 of 55 in WV (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 24 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 2 units permitted in Brooke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $227 of equity ($449 loan paydown + $-222 appreciation (-0.3% local appreciation)).
• Brooke County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.3% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago 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: flood insurance adds $56/mo; built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $62,953 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.26% ✓
• Cap rate: 11.12%
• Cash-on-cash: 17.25%
• DSCR: 1.77
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $55,200
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
546 Rose St	0.30mi	3/1.0 (+1)	1,236 (+3%)	5mo	$37,000	$30	72
316 Churchway St	0.75mi	3/1.5 (+1)	1,200 (0%)	2mo	$55,000	$46	56
424 Lee Rd	0.43mi	3/1.0 (+1)	1,076 (-10%)	2mo	$131,900	$123	56
268 Mclister Ave	0.74mi	2/1.0	1,184 (-1%)	13mo	$68,000	$57	53
124 Peeler St	0.73mi	3/1.0 (+1)	1,248 (+4%)	2mo	$51,789	$41	52
982 Neville St	0.74mi	2/1.0	1,292 (+8%)	6mo	$25,000	$19	47
201 Standard Ave	0.66mi	3/1.0 (+1)	1,189 (-1%)	22mo	$15,000	$13	44
212 Lincoln Ave	0.69mi	3/1.0 (+1)	1,288 (+7%)	10mo	$94,000	$73	42
849 Neville St	0.59mi	2/1.0	1,081 (-10%)	18mo	$26,000	$24	41
105 Aetna St	0.60mi	2/2.0	1,024 (-15%)	12mo	$55,000	$54	34

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

Projected returns pro-forma

-0.34% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.9%
• Equity multiple: 1.56×
• Total profit: $10,173
• Equity at exit: $17,741

10-year hold

• IRR: 17.1%
• Equity multiple: 2.82×
• Total profit: $33,119
• Equity at exit: $20,464

Cash invested: $18,172 (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 26037

• Home prices YoY: -0.2%
• Active inventory: 24
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $818 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$18 /mo · $212/yr
• Insurance: −$27
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$172
• Net cashflow: $206

Break-even live

Break-even rent $558

Max offer price $64,900

Occupancy floor 70%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
126 Grandview Ave Unit 126 Mingo Junction, OH	3.0	1.0	850	$899	$1.06	43d	1	0.73mi
1038 Clifton St Follansbee, WV	2.0	1.0	900	$800	$0.89	23d	1	0.77mi
113 Spring Ave Mingo Junction, OH	3.0	1.0	840	$750	$0.89	43d	1	0.79mi

Listing history 22 events

1. 2026-06-19
   days on market $64,900 Active 32 DOM
2. 2026-06-18
   days on market $64,900 Active 31 DOM
3. 2026-06-17
   days on market $64,900 Active 30 DOM
4. 2026-06-16
   days on market $64,900 Active 29 DOM
5. 2026-06-15
   days on market $64,900 Active 28 DOM
6. 2026-06-14
   days on market $64,900 Active 26 DOM
7. 2026-06-12
   days on market $64,900 Active 25 DOM
8. 2026-06-09
   days on market $64,900 Active 22 DOM
9. 2026-06-08
   days on market $64,900 Active 21 DOM
10. 2026-06-07
    days on market $64,900 Active 20 DOM
11. 2026-06-05
    days on market $64,900 Active 17 DOM
12. 2026-06-02
    days on market $64,900 Active 15 DOM
13. 2026-06-01
    days on market $64,900 Active 14 DOM
14. 2026-05-31
    days on market $64,900 Active 13 DOM
15. 2026-05-30
    days on market $64,900 Active 12 DOM
16. 2026-05-18
    listed $64,900 Active
17. 2024-09-12
    historical $850
18. 2024-08-16
    historical
19. 2024-08-09
    listed $850
20. 2024-07-26
    listed $84,900 Active
21. 2024-07-14
    historical $850
22. 2024-07-03
    listed $850

ⓘ 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: $212 · $18/mo
• Projected year-2 tax: $383 · $32/mo
• Expected delta: +$171/yr (+$14/mo · 80.3%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 18 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: $9,817
• − Mortgage interest: −$3,635
• − Property taxes: −$212
• − Insurance: −$991
• − Repairs & maintenance: −$785
• − Management: −$785
• − Depreciation: −$1,888
• Taxable income: $1,520
• Est. tax owed @ 24.0%: −$365
• After-tax cash flow: $2,104/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: Brooke County Schools
• NCES district ID: 5400150
• Math proficiency: 26% ▼ -6.00%
• Reading proficiency: 35% ▲ 1.00%
• Median HH income: $43,826
• Composite: 26.0/100
• National rank: #7319
• State rank: #26 of 55 in WV

Livability — Follansbee

• Score: 72/100
• State rank: #49
• US rank: #5909

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Follansbee, WV
• City population: 5,727
• Population (ZIP): 5,727

Population outlook (Brooke County) Hauer SSP2

• Today (2025): 22,250 people
• By 2030: 21,459 · -3.6%
• By 2040: 19,659 · -11.6%
• By 2050: 18,029 · -19.0%
• By 2075: 15,076 · -32.2%
• By 2100: 12,164 · -45.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 4% Slovak 4% Serbian 3%
• Foreign-born: 2%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Brooke

• 2024 margin: Solid R (+44.6) · D 26.8% · R 71.4% · Other 1.8%
• 2008→2024 swing: -42.2pp toward R · 2008: -2.5pp · 2024: -44.6pp
• All cycles: 2024: R+44.6 2020: R+43.1 2016: R+42.2 2012: R+11.2 2008: R+2.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.34%
• Current HPI: 219.1118
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-23.6% since first listed

7 events — show timeline

• 2026-05-18 Listed $64,900 MLSNOW
• 2024-09-12 Rental Removed $850 REALBIRD
• 2024-08-16 Listing Removed — MLSNOW
• 2024-08-09 Listed for Rent $850 REALBIRD
• 2024-07-26 Listed $84,900 MLSNOW
• 2024-07-14 Rental Removed $850 REALBIRD
• 2024-07-03 Listed for Rent $850 REALBIRD

Property tax history

+1.6%/yr

Latest (2025): $212 · +2.8% YoY. Source: county tax records.