751 Snider · Morgantown, WV 26505

$180,000

5 bd · 2.0 ba · 1,910 sqft · MultiFamily public records · 32 Days on market

Built 1920 4,356 sqft lot Est $189k · at est.

---

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 +9.7/15.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Snider St is a 5 bedroom/2.5 bath property that is currently leased through May 13th 2021. The property is unique with a living room, a den, a large attic bedroom, and two bedrooms with additional rooms attached to make larger rooms. This is a unique property! Tenants pay ALL utilities, also property comes with washer, dryer and dishwasher. Tenants pay $2,250 a month for rent.

Key facts

• Fire safety system
• New roof
• 4,356 sq ft lot

Tags

• NEW ROOF
• FRONT PORCH STAIR BLOCKS
• FIRE SAFETY SYSTEM

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family detached residence; 4 stories
• Construction: Frame with vinyl siding; Shingle roof; Has basement
• Exterior features: Porch; Corner lot

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Natural gas heating; Window air conditioning units
• Interior features: Dishwasher; Dryer; Refrigerator; Range; Washer; Unfinished basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath multifamily listed at $180k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.0% vs local median 3.0% in Morgantown — 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 84/100 on livability (#5 in WV, #674 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment D-.
• Monongalia County Schools (urban): math 45% / reading 53% proficiency, ranked #1 of 55 in WV (top 2%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Eastwood Elementary School (math 45% / reading 47%, grade D-, #68 of 377 statewide, top 18%, 586 students, 0% FRL); Mountaineer Middle School (math 52% / reading 60%, grade B-, #1 of 109 statewide, top 0%, 619 students, 0% FRL); Morgantown High School (math 49% / reading 73%, grade C+, #2 of 110 statewide, top 1%, 1,859 students, 0% FRL) — zoned schools average 0% FRL vs 32% district-wide (32 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+5.5%/yr); 123 active listings in the ZIP; 23 units permitted in Monongalia County in 2024 (15 in 5+ unit buildings).
• At $3,872/mo this rent would consume 102% of the median local household income ($46k/yr) (locally 3256% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• Monongalia County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 5.5% rent growth), your $50k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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.
• Current owner paid $155k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $174,600 (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 1920 — 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 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.15% ✓
• Cap rate: 19.00%
• Cash-on-cash: 45.37%
• DSCR: 3.02
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $189,090
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
752 Weaver St	0.04mi	6/3.0 (+1)	1,947 (+2%)	16mo	$150,000	$77	72
409 Forest Ave	0.31mi	6/2.0 (+1)	1,769 (-7%)	2mo	$230,000	$130	66
450 Dallas St	0.31mi	5/2.5	1,815 (-5%)	12mo	$170,000	$94	65
595 Brockway Ave	0.44mi	5/3.0	2,060 (+8%)	0mo	$165,000	$80	62
352 Stewart St	0.47mi	6/2.5 (+1)	1,846 (-3%)	12mo	$295,000	$160	56
301 Richwood Ave	0.23mi	5/2.0	1,680 (-12%)	19mo	$166,000	$99	53
445 Overhill	0.67mi	4/2.0 (-1)	1,948 (+2%)	14mo	$10,000	$5	48
228 Cornell Ave	0.23mi	5/2.5	1,625 (-15%)	22mo	$205,500	$126	44
69 Highland Ave	0.55mi	4/2.0 (-1)	2,100 (+10%)	18mo	$230,000	$110	38
236 Quay	0.62mi	4/2.0 (-1)	1,757 (-8%)	19mo	$214,000	$122	37
565 E Brockway	0.74mi	4/2.0 (-1)	1,773 (-7%)	21mo	$150,000	$85	31

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 · 5.46% rent growth · sell at horizon

5-year hold

• IRR: 45.2%
• Equity multiple: 3.02×
• Total profit: $102,014
• Equity at exit: $26,839

10-year hold

• IRR: 52.1%
• Equity multiple: 6.70×
• Total profit: $287,490
• Equity at exit: $15,563

Cash invested: $50,400 (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 26505

• Home prices YoY: -31.9%
• Rents YoY: 5.5%
• Active inventory: 123
• Price-to-rent: 15.5×

Monthly cashflow live

• Estimated rent: $3,872 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$134 /mo · $1,614/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$813
• Net cashflow: $1,905

Break-even live

Break-even rent $1,460

Max offer price $180,000

Occupancy floor 46%

Sensitivity live

Price	-10% $2,007	-5% $1,956	+0% $1,905	+5% $1,855	+10% $1,804
Rent	-10% $1,600	-5% $1,753	+0% $1,905	+5% $2,058	+10% $2,211
Rate	-1.0pp $1,996	-0.5pp $1,951	base $1,905	+0.5pp $1,859	+1.0pp $1,811

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$3,872
Total (4 units)			$3,872

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $180,000 Active 32 DOM
2. 2026-06-19
   days on market $180,000 Active 30 DOM
3. 2026-06-18
   days on market $180,000 Active 29 DOM
4. 2026-06-17
   days on market $180,000 Active 28 DOM
5. 2026-06-16
   days on market $180,000 Active 27 DOM
6. 2026-06-15
   days on market $180,000 Active 26 DOM
7. 2026-06-14
   days on market $180,000 Active 24 DOM
8. 2026-06-13
   days on market $180,000 Active 23 DOM
9. 2026-06-10
   days on market $180,000 Active 21 DOM
10. 2026-06-09
    days on market $180,000 Active 20 DOM
11. 2026-06-08
    days on market $180,000 Active 19 DOM
12. 2026-06-07
    days on market $180,000 Active 18 DOM
13. 2026-06-05
    days on market $180,000 Active 15 DOM
14. 2026-06-03
    days on market $180,000 Active 14 DOM
15. 2026-06-02
    days on market $180,000 Active 13 DOM
16. 2026-06-01
    days on market $180,000 Active 12 DOM
17. 2026-05-31
    days on market $180,000 Active 11 DOM
18. 2026-05-30
    days on market $180,000 Active 10 DOM
19. 2026-05-21
    listed $180,000 Active
20. 2022-02-28
    soldstatus $155,000
21. 2022-02-25
    soldstatus $155,000 379-char remark

    Show marketing remark (379 chars)

    Snider St is a 5 bedroom/2.5 bath property that is currently leased through May 13th 2021. The property is unique with a living room, a den, a large attic bedroom, and two bedrooms with additional rooms attached to make larger rooms. This is a unique property! Tenants pay ALL utilities, also property comes with washer, dryer and dishwasher. Tenants pay $2,250 a month for rent.

22. 2020-08-26
    listed $165,000 379-char remark

    Show marketing remark (379 chars)

    Snider St is a 5 bedroom/2.5 bath property that is currently leased through May 13th 2021. The property is unique with a living room, a den, a large attic bedroom, and two bedrooms with additional rooms attached to make larger rooms. This is a unique property! Tenants pay ALL utilities, also property comes with washer, dryer and dishwasher. Tenants pay $2,250 a month for rent.

23. 1997-10-02
    soldstatus $41,000

ⓘ 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: $1,614 · $134/mo
• Projected year-2 tax: $1,614 · $134/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 1/10 Low
• 🌡 Heat 4/10 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: $46,464
• − Mortgage interest: −$10,083
• − Property taxes: −$1,614
• − Insurance: −$900
• − Repairs & maintenance: −$3,717
• − Management: −$3,717
• − Depreciation: −$5,236
• Taxable income: $21,197
• Est. tax owed @ 24.0%: −$5,087
• After-tax cash flow: $17,778/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: Monongalia County Schools
• NCES district ID: 5400930
• Math proficiency: 45% ▼ -5.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $43,820
• Composite: 41.34/100
• National rank: #3503
• State rank: #1 of 55 in WV

Livability — Morgantown

• Score: 84/100
• State rank: #5
• US rank: #674

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Morgantown, WV
• County: Monongalia County · 97,252 people
• City population: 97,252
• Metro: Morgantown, WV
• Population (ZIP): 37,492
• Household income: $45,536
• Rent vs Own: 67.5% rent · 32.5% own
• Severe rent burden: 3256.0

Population outlook (Monongalia County) Hauer SSP2

• Today (2025): 122,188 people
• By 2030: 131,536 · +7.7%
• By 2040: 149,777 · +22.6%
• By 2050: 168,245 · +37.7%
• By 2075: 207,979 · +70.2%
• By 2100: 239,430 · +96.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Asian 6% Two or more races 5% Black 4% Hispanic / Latino 3%
• Common ancestry: Romanian 5% Slovak 3% Italian 2%
• Foreign-born: 10% · China, Canada, Vietnam
• Languages at home: 88% English-only · Arabic 3% Other Indo-European 2% Chinese 2%

Political lean MEDSL · Monongalia

• 2024 margin: Toss-up / Even · D 46.5% · R 50.9% · Other 2.7%
• 2008→2024 swing: -8.2pp toward R · 2008: 3.9pp · 2024: -4.4pp
• All cycles: 2024: R+4.4 2020: R+1.2 2016: R+10.4 2012: R+9.7 2008: D+3.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -100.05%
• Current HPI: 213.749
• Rent YoY: ▲ 5.46%
• Metro: Morgantown, WV
• State GDP YoY: —
• F500 in state: 0

Price history

+339.0% since first listed

5 events — show timeline

• 2026-05-21 Listed $180,000 NCWVREIN
• 2022-02-28 Sold (Public Records) $155,000 Public Records
• 2022-02-25 Sold (MLS) $155,000 NCWVREIN
• 2020-08-26 Listed $165,000 NCWVREIN
• 1997-10-02 Sold (Public Records) $41,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,614 · +0.2% YoY. Source: county tax records.