1002 Second Ave · New Cumberland, WV 26047

$70,000

3 bd · 2.0 ba · 1,664 sqft · SingleFamily public records · 71 Days on market

Built 1900 3,001 sqft lot Est $126k · 45% under ↓ 21% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• Appreciation +7.7/10.0
• Livability +3.6/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Come make this three-bedroom two bath home yours! Enjoy the convenience of a main floor laundry. Two full baths, main floor and upstairs. Home sits on a level lot with a covered front porch and an enclosed back porch to enjoy your mornings and evenings. Enjoy small hometown living with all the amenities needed.

Key facts

• Covered front porch
• Enclosed back porch
• Main floor laundry

Tags

• MAIN FLOOR LAUNDRY
• COVERED FRONT PORCH
• ENCLOSED BACK PORCH
• LEVEL LOT

Property features AI

Finance

• Financial info: $572 annual tax (2025)

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Two-story single-family home; Assessor-provided year built; Asphalt fiberglass roof; Aluminum siding
• Construction: Aluminum siding construction; Asphalt/fiberglass roof
• Exterior features: Covered, enclosed porch; Patio

Interior

• Kitchen: Kitchen on the first level; Range; Dishwasher
• Bedrooms: Three bedrooms on the second level
• Flooring: Laminate flooring in living areas and most bedrooms; Linoleum in kitchen, first-level bathroom, and laundry; Ceramic tile in second-level bathroom
• Bathrooms: Two full bathrooms (one on the first level, one on the second level)
• Heating & cooling: Forced air heating (gas)
• Interior features: Full basement
• Laundry & utility: First-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $335 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($988 rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#45 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Hancock County Schools (urban): math 37% / reading 43% proficiency, ranked #7 of 55 in WV (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 25 active listings in the ZIP; 15 units permitted in Hancock County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($484 loan paydown + $4k appreciation (5.4% local appreciation)).
• Hancock County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.4% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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: 1.41% ✓
• Cap rate: 12.04%
• Cash-on-cash: 20.52%
• DSCR: 1.91
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $126,464
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
923 Second Ave	0.06mi	3/1.5	1,660 (-0%)	19mo	$147,900	$89	79
30 Commerce St	0.50mi	4/2.5 (+1)	1,792 (+8%)	2mo	$137,000	$76	55
822 Second Ave	0.17mi	3/1.0	1,461 (-12%)	23mo	$20,000	$14	49

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

Projected returns pro-forma

5.37% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.4%
• Equity multiple: 2.99×
• Total profit: $38,974
• Equity at exit: $41,270

10-year hold

• IRR: 29.7%
• Equity multiple: 6.04×
• Total profit: $98,690
• Equity at exit: $72,587

Cash invested: $19,600 (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 26047

• Home prices YoY: 3.2%
• Active inventory: 25
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $988 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$49 /mo · $587/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $335

Break-even live

Break-even rent $563

Max offer price $70,000

Occupancy floor 61%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-04
   status Pending
2. 2026-04-18
   price $70,000
3. 2026-03-13
   price $79,000
4. 2026-02-21
   listed $89,000 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: $587 · $49/mo
• Projected year-2 tax: $587 · $49/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 8 d/yr ≥98°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,852
• − Mortgage interest: −$3,921
• − Property taxes: −$587
• − Insurance: −$350
• − Repairs & maintenance: −$948
• − Management: −$948
• − Depreciation: −$2,036
• Taxable income: $3,061
• Est. tax owed @ 24.0%: −$735
• After-tax cash flow: $3,287/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: Hancock County Schools
• NCES district ID: 5400450
• Math proficiency: 37% ▼ -11.00%
• Reading proficiency: 43% ▼ -5.00%
• Median HH income: $39,803
• Composite: 33.5/100
• National rank: #5445
• State rank: #7 of 55 in WV

Livability — New Cumberland

• Score: 72/100
• State rank: #45
• US rank: #5823

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Cumberland, WV
• County: Hancock · 5,404 people
• Metro: Weirton-Steubenville, WV-OH
• Population (ZIP): 5,404
• Household income: $63,403
• Rent vs Own: 22.6% rent · 77.4% own
• Severe rent burden: 2.4

Population outlook (Hancock County) Hauer SSP2

• Today (2025): 28,704 people
• By 2030: 27,913 · -2.8%
• By 2040: 26,078 · -9.1%
• By 2050: 24,521 · -14.6%
• By 2075: 21,630 · -24.6%
• By 2100: 17,867 · -37.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Iranian 3% Slovak 2%
• Foreign-born: 0%

Political lean MEDSL · Hancock

• 2024 margin: Solid R (+46.8) · D 25.8% · R 72.6% · Other 1.6%
• 2008→2024 swing: -31.6pp toward R · 2008: -15.2pp · 2024: -46.8pp
• All cycles: 2024: R+46.8 2020: R+43.6 2016: R+44.5 2012: R+21.6 2008: R+15.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.37%
• Current HPI: 172.3905
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-21.3% since first listed

4 events — show timeline

• 2026-05-04 Pending — MLSNOW
• 2026-04-18 Price Changed $70,000 MLSNOW
• 2026-03-13 Price Changed $79,000 MLSNOW
• 2026-02-21 Listed $89,000 MLSNOW

Property tax history

+1.2%/yr

Latest (2025): $587 · +3.8% YoY. Source: county tax records.