2465 Greens Run Rd · Wellsburg, WV 26070

$110,000

3 bd · 1.0 ba · 2,080 sqft · SingleFamily public records · 4 Days on market

Built 1928 0.97 ac lot

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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 +24.9/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• Livability +3.4/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming 4-bedroom home offering over 2,000 square feet of finished living space, perfectly situated on nearly 1 acre just off Bethany Pike. Combining original character with tasteful modern updates, this home provides the perfect blend of classic charm and contemporary comfort. The spacious eat-in kitchen features ample cabinet and counter space, making it ideal for everyday living and entertaining. Generously sized living areas throughout the home provide plenty of room for family and guests, while the large 2-car garage offers additional storage and convenience. Whether you’re relaxing indoors or enjoying the expansive outdoor space, you’ll appreciate the room

Key facts

• Large 2-car garage
• 0.97 acre lot
• 2 garage spots

Tags

• FINISHED LIVING SPACE
• SPACIOUS EAT-IN KITCHEN
• GENEROUSLY SIZED LIVING AREAS
• LARGE 2-CAR GARAGE
• EXPANSIVE OUTDOOR SPACE

Property features AI

Finance

• Financial info: Annual tax information available (not included per instructions)

Exterior

• Parking: Detached garage (2 car); Unpaved parking
• Utilities: Public water; Septic tank
• Home design: 2-story home; Above-grade finished living area approximately 2,080 (assessor)
• Construction: Asphalt/fiberglass roof; Year built per public records
• Exterior features: Outbuilding and storage structure; Rolling slope / hill topography

Interior

• Bedrooms: 7 total rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Oil heating
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $179 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).

Location & tenants

• Location reads 68/100 on livability (#82 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Brooke County Schools (rural): math 26% / reading 35% proficiency, ranked #26 of 55 in WV (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 38 active listings in the ZIP; 2 units permitted in Brooke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Brooke County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $50k; list at $110k implies a 120% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000

Questions for the listing agent

1. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.03% ✓
• Cap rate: 8.86%
• Cash-on-cash: 9.15%
• DSCR: 1.41
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $33,280
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
63 Marshall Ter	0.33mi	4/2.0 (+1)	1,886 (-9%)	15mo	$30,000	$16	48

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.6%
• Equity multiple: 0.79×
• Total profit: $-6,410
• Equity at exit: $16,401

10-year hold

• IRR: 4.0%
• Equity multiple: 1.29×
• Total profit: $9,081
• Equity at exit: $9,511

Cash invested: $30,800 (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 26070

• Home prices YoY: -7.5%
• Active inventory: 38
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,129 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$34 /mo · $411/yr
• Insurance: −$46
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $179

Break-even live

Break-even rent $902

Max offer price $110,000

Occupancy floor 79%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-19
   days on market $110,000 Active 4 DOM
2. 2026-06-18
   days on market $110,000 Active 3 DOM
3. 2026-06-17
   days on market $110,000 Active 2 DOM
4. 2026-06-16
   remarks 687-char remark
5. 2026-06-16
   listed $110,000 Active 1 DOM

ⓘ 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: $411 · $34/mo
• Projected year-2 tax: $649 · $54/mo
• Expected delta: +$238/yr (+$20/mo · 58.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 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: $13,547
• − Mortgage interest: −$6,162
• − Property taxes: −$411
• − Insurance: −$1,216
• − Repairs & maintenance: −$1,084
• − Management: −$1,084
• − Depreciation: −$3,200
• Taxable income: $391
• Est. tax owed @ 24.0%: −$94
• After-tax cash flow: $2,059/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: Brooke County Schools
• NCES district ID: 5400150
• Math proficiency: 26% ▼ -6.00%
• Reading proficiency: 35% ▲ 1.00%
• Median HH income: $43,826
• Composite: 26.0/100
• National rank: #7319
• State rank: #26 of 55 in WV

Livability — Wellsburg

• Score: 68/100
• State rank: #82
• US rank: #9541

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,951

Population outlook (Brooke County) Hauer SSP2

• Today (2025): 22,250 people
• By 2030: 21,459 · -3.6%
• By 2040: 19,659 · -11.6%
• By 2050: 18,029 · -19.0%
• By 2075: 15,076 · -32.2%
• By 2100: 12,164 · -45.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 4% Scotch-Irish 3% Lithuanian 2%
• Foreign-born: 0%

Political lean MEDSL · Brooke

• 2024 margin: Solid R (+44.6) · D 26.8% · R 71.4% · Other 1.8%
• 2008→2024 swing: -42.2pp toward R · 2008: -2.5pp · 2024: -44.6pp
• All cycles: 2024: R+44.6 2020: R+43.1 2016: R+42.2 2012: R+11.2 2008: R+2.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -15.51%
• Current HPI: 190.2001
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+120.0% since first listed

2 events — show timeline

• 2026-06-15 Listed $110,000 MLSNOW
• 2025-06-06 Sold (Public Records) $50,000 Public Records

Property tax history

+6.3%/yr

Latest (2025): $411 · +3.3% YoY. Source: county tax records.