93 2nd St · Hepzibah, WV 26369

$9,900

2 bd · 1.0 ba · 836 sqft · SingleFamily public records · 106 Days on market

Built 1940 ↓ 34% 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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +7.4/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.8/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Shell of a house. Hardwood flooring, linoleum. Roof leaks. Windows are out. Front porch is soft.

Key facts

• Built 1940
• Listed 105 days

Property features AI

Exterior

• Home design: Residential property
• Construction: Block foundation
• Exterior features: Shingle and wood roof

Interior

• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Hardwood flooring; 4 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $10k.

Deal economics

• At list price, monthly cash flow is $612 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($868 rent vs $10k).
• Recommended offer: $9k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#23 in WV, #3,593 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: health & safety C-, schools F, 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: 1 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 $539 of equity ($68 loan paydown + $471 appreciation (4.8% 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 (4.8% appreciation + 3.0% rent growth), your $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($9k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $9,009 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% 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. 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 F-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: 8.77% ✓
• Cap rate: 80.43%
• Cash-on-cash: 264.78%
• DSCR: 12.78
• GRM: 1.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.76% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 15.83×
• Total profit: $41,116
• Equity at exit: $5,463

10-year hold

• IRR: —
• Equity multiple: 33.73×
• Total profit: $90,716
• Equity at exit: $9,309

Cash invested: $2,772 (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 26369

• Home prices YoY: 4.4%
• Active inventory: 1
• Price-to-rent: 1.0×

Monthly cashflow live

• Estimated rent: $868 medium
• Mortgage (P&I): −$52
• Tax from tax record: −$18 /mo · $216/yr
• Insurance: −$4
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $612

Break-even live

Break-even rent $94

Max offer price $9,900

Occupancy floor 25%

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: $2,475
• Closing costs: $297
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $9,900 Active 106 DOM
2. 2026-06-18
   days on market $9,900 Active 105 DOM
3. 2026-06-17
   days on market $9,900 Active 104 DOM
4. 2026-06-16
   days on market $9,900 Active 103 DOM
5. 2026-06-15
   days on market $9,900 Active 102 DOM
6. 2026-06-14
   days on market $9,900 Active 100 DOM
7. 2026-06-12
   days on market $9,900 Active 99 DOM
8. 2026-06-09
   days on market $9,900 Active 96 DOM
9. 2026-06-08
   days on market $9,900 Active 95 DOM
10. 2026-06-07
    days on market $9,900 Active 94 DOM
11. 2026-06-05
    days on market $9,900 Active 91 DOM
12. 2026-06-03
    days on market $9,900 Active 90 DOM
13. 2026-06-02
    days on market $9,900 Active 89 DOM
14. 2026-06-01
    days on market $9,900 Active 88 DOM
15. 2026-05-31
    days on market $9,900 Active 87 DOM
16. 2026-05-30
    days on market $9,900 Active 86 DOM
17. 2026-04-30
    price $9,900
18. 2026-03-22
    price $12,900
19. 2026-03-05
    listed $14,900 Active

ⓘ 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: $216 · $18/mo
• Projected year-2 tax: $216 · $18/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,416
• − Mortgage interest: −$555
• − Property taxes: −$216
• − Insurance: −$50
• − Repairs & maintenance: −$833
• − Management: −$833
• − Depreciation: −$288
• Taxable income: $7,641
• Est. tax owed @ 24.0%: −$1,834
• After-tax cash flow: $5,506/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 — Hepzibah

• Score: 76/100
• State rank: #23
• US rank: #3593

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hepzibah, WV
• City population: 485
• Population (ZIP): 485

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 16%
• Common ancestry: Slovak 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: ▲ 4.76%
• Current HPI: 112.2991
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-33.6% since first listed

3 events — show timeline

• 2026-04-30 Price Changed $9,900 GVBOR
• 2026-03-22 Price Changed $12,900 GVBOR
• 2026-03-05 Listed $14,900 GVBOR

Property tax history

+2.6%/yr

Latest (2025): $216 · +6.0% YoY. Source: county tax records.