914 Reynolds Ave · Princeton, WV 24740

$134,900

2 bd · 1.0 ba · 1,296 sqft · SingleFamily public records · 140 Days on market

Built 1945 Est $133k · at est.

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Why this score? — see what drove the D 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).

• Appreciation +10.0/10.0
• Cash flow +8.0/30.0
• ARV discount +7.0/15.0
• Livability +3.6/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +1.9/10.0

Listing remarks

Princeton, timeless brick ranch, elevated corner lot, 3 bedrooms 1 bath, laundry room. Updated kitchen, beautiful hardwood floors, metal roof.

Key facts

• Elevated corner lot
• Metal roof
• Updated kitchen

Tags

• ELEVATED CORNER LOT
• UPDATED KITCHEN
• HARDWOOD FLOORS
• METAL ROOF

Property features AI

Finance

• Other: Lot approximately 0.1 acre
• Financial info: Details not provided
• HOA & community: Details not provided

Exterior

• Parking: Details not provided
• Security: Details not provided
• Utilities: Details not provided
• Home design: Residential property
• Construction: Brick construction; Block foundation; Built area approximately 1,296
• Exterior features: Metal roof

Interior

• Kitchen: Laminate countertops
• Bedrooms: Details not provided
• Flooring: Hardwood; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Laminate countertops; Hardwood flooring; Laminate flooring; Seven total rooms
• Laundry & utility: Details not provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $-135 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $111k (17.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $93k (30.9% below list).
• Recommended offer: $93k (30.9% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 3.7% in Princeton — 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 72/100 on livability (#53 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities D, commute F, employment F.
• Mercer County Schools (town): math 26% / reading 37% proficiency, ranked #28 of 55 in WV (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Princeton Primary School (499 students, 0% FRL); Princeton Middle School (math 21% / reading 27%, grade F, #89 of 109 statewide, top 82%, 503 students, 0% FRL); Princeton Senior High School (math 32% / reading 52%, grade F, #14 of 110 statewide, top 16%, 983 students, 0% FRL) — zoned schools average 0% FRL vs 54% district-wide (54 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 48 active listings in the ZIP; lower-income renter base — watch delinquency; 4 units permitted in Mercer County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($933 loan paydown + $13k appreciation (10.0% local appreciation)).
• Mercer County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $18k; list at $135k implies a 649% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,251 (30.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 140 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.69% ✗
• Cap rate: 5.09%
• Cash-on-cash: -4.29%
• DSCR: 0.81
• GRM: 12.1

CMA / ARV

• ARV (on-the-fly): $133,488
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
405 Park Ave	0.07mi	3/2.0 (+1)	1,334 (+3%)	19mo	$129,900	$97	67
502 Brookman Ave	0.31mi	3/2.0 (+1)	1,278 (-1%)	17mo	$150,000	$117	60
1104 Meador St	0.44mi	3/1.0 (+1)	1,299 (+0%)	20mo	$98,000	$75	57
805 Harrison St	0.37mi	3/1.5 (+1)	1,411 (+9%)	14mo	$144,000	$102	49
508 Harrison St	0.43mi	3/1.5 (+1)	1,411 (+9%)	14mo	$144,000	$102	46
200 College Ave	0.28mi	3/2.0 (+1)	1,432 (+10%)	18mo	$163,000	$114	45
400 Lower Pine St	0.49mi	3/1.0 (+1)	1,200 (-7%)	18mo	$125,000	$104	44
1116 Princeton Ave	0.58mi	2/1.0	1,157 (-11%)	20mo	$114,000	$99	38
1411 South Ave	0.70mi	3/2.0 (+1)	1,200 (-7%)	14mo	$145,000	$121	34
1304 South Ave	0.68mi	2/1.0	1,130 (-13%)	15mo	$105,000	$93	34
900 Tip Top St	0.50mi	3/1.0 (+1)	1,459 (+13%)	20mo	$149,900	$103	34
1803 Honaker Ave	0.66mi	3/1.5 (+1)	1,416 (+9%)	18mo	$174,900	$124	32

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.2%
• Equity multiple: 2.72×
• Total profit: $64,844
• Equity at exit: $121,529

10-year hold

• IRR: 19.2%
• Equity multiple: 6.23×
• Total profit: $197,674
• Equity at exit: $262,081

Cash invested: $37,772 (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 24740

• Home prices YoY: 7.1%
• Active inventory: 48
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $933 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$108 /mo · $1,297/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $-135

Break-even live

Break-even rent $1,103

Max offer price $111,039

Occupancy floor —

Sensitivity live

Price	-10% $-59	-5% $-97	+0% $-135	+5% $-173	+10% $-211
Rent	-10% $-209	-5% $-172	+0% $-135	+5% $-98	+10% $-61
Rate	-1.0pp $-67	-0.5pp $-101	base $-135	+0.5pp $-170	+1.0pp $-206

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-30
   status Pending
2. 2026-03-21
   price $134,900
3. 2026-02-13
   price $144,900
4. 2026-01-01
   price $149,900
5. 2025-12-11
   listed $159,900 Active
6. 1973-06-15
   soldstatus $18,000

ⓘ 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: $1,297 · $108/mo
• Projected year-2 tax: $1,297 · $108/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 3/10 Moderate 7 d/yr ≥91°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,190
• − Mortgage interest: −$7,556
• − Property taxes: −$1,297
• − Insurance: −$674
• − Repairs & maintenance: −$895
• − Management: −$895
• − Depreciation: −$3,924
• Taxable loss: −$4,053
• Est. tax savings @ 24.0%: +$973
• After-tax cash flow: $-648/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: Mercer County Schools
• NCES district ID: 5400840
• Math proficiency: 26% ▼ -13.00%
• Reading proficiency: 37% ▼ -6.00%
• Median HH income: $35,064
• Composite: 25.98/100
• National rank: #7325
• State rank: #28 of 55 in WV

Livability — Princeton

• Score: 72/100
• State rank: #53
• US rank: #6278

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Princeton, WV
• County: Mercer County · 33,615 people
• City population: 16,498
• Metro: Bluefield, WV-VA
• Population (ZIP): 16,498
• Household income: $44,793
• Rent vs Own: 36.0% rent · 64.0% own
• Severe rent burden: 438.0

Population outlook (Mercer County) Hauer SSP2

• Today (2025): 57,860 people
• By 2030: 55,781 · -3.6%
• By 2040: 51,365 · -11.2%
• By 2050: 47,476 · -17.9%
• By 2075: 38,851 · -32.9%
• By 2100: 30,053 · -48.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 7% Black 3% Hispanic / Latino 1%
• Common ancestry: Serbian 2% Slovak 1% Italian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Arabic 1%

Political lean MEDSL · Mercer

• 2024 margin: Solid R (+57.3) · D 20.6% · R 77.9% · Other 1.5%
• 2008→2024 swing: -29.8pp toward R · 2008: -27.6pp · 2024: -57.3pp
• All cycles: 2024: R+57.3 2020: R+54.4 2016: R+55.3 2012: R+47.1 2008: R+27.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.67%
• Current HPI: 220.0694
• Rent YoY: —
• Metro: Bluefield, WV-VA
• State GDP YoY: —
• F500 in state: 0

Price history

+649.4% since first listed

6 events — show timeline

• 2026-04-30 Pending — GVBOR
• 2026-03-21 Price Changed $134,900 GVBOR
• 2026-02-13 Price Changed $144,900 GVBOR
• 2026-01-01 Price Changed $149,900 GVBOR
• 2025-12-11 Listed $159,900 GVBOR
• 1973-06-15 Sold (Public Records) $18,000 Public Records

Property tax history

+29.3%/yr

Latest (2025): $1,297 · +236.2% YoY. Source: county tax records.