4 Alpine Ct · Wheeling, WV 20003

$369,900

4 bd · 3.5 ba · 2,124 sqft · SingleFamily public records · 24 Days on market

Built 1977 0.26 ac lot Est $293k · 26% over

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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).

• Cash flow +23.2/30.0
• DSCR +7.5/10.0
• 1% rule +5.1/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.3/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 4 bedroom, 3 bath ranch located in a quiet Oglebay neighborhood adjoining the Palmer Course at Speidel Golf Club.

Key facts

• First floor laundry
• One level living
• Hardwood floors

Tags

• ONE LEVEL LIVING
• GOLF COURSE
• HARDWOOD FLOORS
• NEW CARPETED BEDROOMS
• FIRST FLOOR LAUNDRY
• OVERSIZED FAMILY ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $370k.

Deal economics

• At list price, monthly cash flow is $671 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $370k).
• Recommended offer: $364k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 4.3% in Wheeling — 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 69/100 on livability (#74 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: crime F, amenities F, commute F.
• Ohio County Schools (urban): math 34% / reading 49% proficiency, ranked #5 of 55 in WV (top 9%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents falling (-4.9%/yr); 6 active listings in the ZIP; high-income renter base; 2 units permitted in Ohio County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• Ohio County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($364k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $25k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $242k; list at $370k implies a 53% gain — meaningful room to come down on a strong offer.

Recommended offer $364,351 (1.5% below list)

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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?
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: 1.01% ✓
• Cap rate: 8.47%
• Cash-on-cash: 7.77%
• DSCR: 1.35
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $293,112
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Alpine Ct	0.00mi	4/3.5	2,124 (0%)	1mo	$350,000	$165	99
18 Crispen Ct	0.09mi	4/3.0	2,376 (+12%)	10mo	$325,000	$137	66
164 Bello Vedere Ave	0.74mi	3/2.0 (-1)	1,958 (-8%)	18mo	$270,000	$138	26

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -7.6%
• Equity multiple: 0.73×
• Total profit: $-28,331
• Equity at exit: $55,153

10-year hold

• IRR: -2.1%
• Equity multiple: 0.88×
• Total profit: $-12,610
• Equity at exit: $31,982

Cash invested: $103,572 (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 20003

• Rents YoY: -4.9%
• Active inventory: 6
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $3,754 medium
• Mortgage (P&I): −$1,940
• Tax from tax record: −$201 /mo · $2,417/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$788
• Net cashflow: $671

Break-even live

Break-even rent $2,905

Max offer price $369,900

Occupancy floor 77%

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: $92,475
• Closing costs: $11,097
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-04-20
   status Pending
2. 2026-04-16
   price $369,900
3. 2026-04-13
   price $379,900
4. 2026-03-26
   listed $395,000 Active
5. 2020-02-28
   soldstatus $242,500
6. 2020-02-27
   soldstatus $242,500 123-char remark

   Show marketing remark (123 chars)

   Spacious 4 bedroom, 3 bath ranch located in a quiet Oglebay neighborhood adjoining the Palmer Course at Speidel Golf Club.

7. 2019-12-01
   listed $249,900 123-char remark

   Show marketing remark (123 chars)

   Spacious 4 bedroom, 3 bath ranch located in a quiet Oglebay neighborhood adjoining the Palmer Course at Speidel Golf Club.

ⓘ 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: $2,417 · $201/mo
• Projected year-2 tax: $2,417 · $201/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 2/10 Low 6 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% 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: $45,053
• − Mortgage interest: −$20,720
• − Property taxes: −$2,417
• − Insurance: −$1,850
• − Repairs & maintenance: −$3,604
• − Management: −$3,604
• − Depreciation: −$10,761
• Taxable income: $2,097
• Est. tax owed @ 24.0%: −$503
• After-tax cash flow: $7,545/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: Ohio County Schools
• NCES district ID: 5401050
• Math proficiency: 34% ▼ -9.00%
• Reading proficiency: 49% ▼ -6.00%
• Median HH income: $41,572
• Composite: 34.88/100
• National rank: #5085
• State rank: #5 of 55 in WV

Livability — Wheeling

• Score: 69/100
• State rank: #74
• US rank: #8950

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wheeling, WV
• County: District of Columbia
• City population: 39,982
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 37,482
• Household income: $159,846
• Rent vs Own: 63.0% rent · 37.0% own
• Severe rent burden: 1469.0

Population outlook (Ohio County) Hauer SSP2

• Today (2025): 40,604 people
• By 2030: 39,150 · -3.6%
• By 2040: 36,039 · -11.2%
• By 2050: 33,582 · -17.3%
• By 2075: 28,662 · -29.4%
• By 2100: 22,963 · -43.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 62% Black 23% Hispanic / Latino 6% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 4% Slovak 3% Italian 3%
• Foreign-born: 7% · Canada, China, Vietnam
• Languages at home: 90% English-only · Spanish 4% Other Indo-European 2% French/Haitian/Cajun 1%

Political lean MEDSL · Ohio

• 2024 margin: Strong R (+26.0) · D 36.0% · R 62.0% · Other 2.0%
• 2008→2024 swing: -15.3pp toward R · 2008: -10.8pp · 2024: -26.0pp
• All cycles: 2024: R+26.0 2020: R+25.8 2016: R+31.6 2012: R+22.5 2008: R+10.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -783.88%
• Current HPI: 362.7496
• Rent YoY: ▼ -4.88%
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• State GDP YoY: —
• F500 in state: 0

Price history

+48.0% since first listed

7 events — show timeline

• 2026-04-20 Pending — WBOR
• 2026-04-16 Price Changed $369,900 WBOR
• 2026-04-13 Price Changed $379,900 WBOR
• 2026-03-26 Listed $395,000 WBOR
• 2020-02-28 Sold (Public Records) $242,500 Public Records
• 2020-02-27 Sold (MLS) $242,500 WBOR
• 2019-12-01 Listed $249,900 WBOR

Property tax history

+2.1%/yr

Latest (2025): $2,417 · +4.5% YoY. Source: county tax records.