2249 Main St · Wellsburg, WV 26070

$34,000

2 bd · 1.0 ba · 1,216 sqft · SingleFamily public records · 43 Days on market

Built 1920 2,252 sqft lot

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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
• Livability +3.4/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wellsburg-2 story, 2 bedroom home that is waiting for a new owner who is willing to put some TLC into the property. Perfect for an investor for potential rental income or a first time buyer. With a little bit of time, efforts and elbow grease, this one could be the one that you can call home!

Key facts

• 2,252 sq ft lot
• Built 1920
• Listed 42 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Two-story house; Listed as fixer condition
• Construction: Shingle roof; Aluminum and vinyl siding; Block foundation; Built (year source: assessor)
• Exterior features: Front porch

Interior

• Kitchen: Kitchen on the first floor (8' x 14')
• Bedrooms: Two bedrooms on the second floor (10' x 10' and 11' x 12')
• Flooring: Carpet in living room and bedrooms
• Bathrooms: One full bathroom on the second floor (6' x 7')
• Heating & cooling: Forced air gas heating; Central air conditioning
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $34k.

Deal economics

• At list price, monthly cash flow is $104 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $34k).
• Recommended offer: $33k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#82 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.
• 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: 38 active listings in the ZIP; 2 units permitted in Brooke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $235 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Brooke County population projected at -19% 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 $10k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($33k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $16k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $29k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $32,980 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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 1920 — 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. 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.
6. 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.
7. 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: 3.03% ✓
• Cap rate: 26.22%
• Cash-on-cash: 71.16%
• DSCR: 4.17
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $114,304
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
87R 26th St	0.22mi	2/1.0	1,152 (-5%)	2mo	$45,835	$40	80
1916 Marianna St	0.30mi	3/1.0 (+1)	1,196 (-2%)	11mo	$70,000	$59	69
2021 Commerce St	0.31mi	2/2.0	1,232 (+1%)	19mo	$179,000	$145	64
1615 Charles St	0.48mi	2/1.5	1,292 (+6%)	3mo	$73,000	$57	63
2328 Commerce St	0.20mi	3/2.0 (+1)	1,090 (-10%)	7mo	$68,500	$63	58
1722 Commerce St	0.42mi	2/2.0	1,172 (-4%)	15mo	$150,000	$128	58
1711 Pleasant Ave	0.44mi	2/2.0	1,085 (-11%)	4mo	$125,000	$115	54
85 26th St	0.21mi	3/2.0 (+1)	1,333 (+10%)	19mo	$130,000	$98	49
1325 Charles St	0.74mi	2/2.0	1,224 (+1%)	20mo	$115,000	$94	44

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: 3.9%
• Equity multiple: 1.15×
• Total profit: $1,429
• Equity at exit: $5,070

10-year hold

• IRR: 14.0%
• Equity multiple: 2.16×
• Total profit: $11,029
• Equity at exit: $2,940

Cash invested: $9,520 (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 26070

• Home prices YoY: -7.5%
• Active inventory: 38
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,029 medium
• Mortgage (P&I): −$178
• Tax from tax record: −$56 /mo · $675/yr
• Insurance: −$14
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $104

Break-even live

Break-even rent $898

Max offer price $34,000

Occupancy floor 85%

Sensitivity live

Price	-10% $123	-5% $114	+0% $104	+5% $94	+10% $85
Rent	-10% $23	-5% $63	+0% $104	+5% $145	+10% $185
Rate	-1.0pp $121	-0.5pp $113	base $104	+0.5pp $95	+1.0pp $86

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: $8,500
• Closing costs: $1,020
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $34,000 Active 43 DOM
2. 2026-06-18
   days on market $34,000 Active 42 DOM
3. 2026-06-17
   days on market $34,000 Active 41 DOM
4. 2026-06-16
   days on market $34,000 Active 40 DOM
5. 2026-06-15
   days on market $34,000 Active 39 DOM
6. 2026-06-14
   days on market $34,000 Active 37 DOM
7. 2026-06-12
   days on market $34,000 Active 36 DOM
8. 2026-06-09
   days on market $34,000 Active 33 DOM
9. 2026-06-08
   days on market $34,000 Active 32 DOM
10. 2026-06-07
    days on market $34,000 Active 31 DOM
11. 2026-06-05
    pricedays on market $34,000 Active 28 DOM
12. 2026-06-02
    days on market $49,900 Active 26 DOM
13. 2026-06-01
    days on market $49,900 Active 25 DOM
14. 2026-05-31
    days on market $49,900 Active 24 DOM
15. 2026-05-30
    days on market $49,900 Active 23 DOM
16. 2026-05-05
    listed $49,900 Active 293-char remark

    Show marketing remark (293 chars)

    Wellsburg-2 story, 2 bedroom home that is waiting for a new owner who is willing to put some TLC into the property. Perfect for an investor for potential rental income or a first time buyer. With a little bit of time, efforts and elbow grease, this one could be the one that you can call home!

17. 2026-05-05
    listed $49,900 Active

    Show marketing remark (293 chars)

    Wellsburg-2 story, 2 bedroom home that is waiting for a new owner who is willing to put some TLC into the property. Perfect for an investor for potential rental income or a first time buyer. With a little bit of time, efforts and elbow grease, this one could be the one that you can call home!

18. 2016-04-15
    soldstatus $29,000 144-char remark

    Show marketing remark (144 chars)

    Wellsburg- Located in the heart of town. 3 bedroom, 2 story home that has been used as a rental for many years. Needs some TLC and call it home!

19. 2015-12-24
    listed $39,000 144-char remark

    Show marketing remark (144 chars)

    Wellsburg- Located in the heart of town. 3 bedroom, 2 story home that has been used as a rental for many years. Needs some TLC and call it home!

ⓘ 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: $675 · $56/mo
• Projected year-2 tax: $675 · $56/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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥97°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,353
• − Mortgage interest: −$1,905
• − Property taxes: −$675
• − Insurance: −$5,695
• − Repairs & maintenance: −$988
• − Management: −$988
• − Depreciation: −$989
• Taxable income: $1,113
• Est. tax owed @ 24.0%: −$267
• After-tax cash flow: $982/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 — Wellsburg

• Score: 68/100
• State rank: #82
• US rank: #9541

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wellsburg, WV
• Population (ZIP): 7,951

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% Scotch-Irish 3% Lithuanian 2%
• Foreign-born: 0%

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: ▼ -15.51%
• Current HPI: 190.2001
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+27.9% since first listed

4 events — show timeline

• 2026-05-05 Listed $49,900 MLSNOW
• 2026-05-05 Listed $49,900 WBOR
• 2016-04-15 Sold (MLS) $29,000 WBOR
• 2015-12-24 Listed $39,000 WBOR

Property tax history

+5.2%/yr

Latest (2025): $675 · +2.4% YoY. Source: county tax records.