1400 Waynesburg Pike Rd · Moundsville, WV 26041

$80,000

3 bd · 1.0 ba · 1,206 sqft · Other · 38 Days on market

Built 1952 Fair condition

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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 +26.1/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Livability +3.3/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Single Family Home, 3 Bedrooms, 1 bathroom, Built: 1952, 2.5 acres Heating: Electric Boiler with baseboard heat, Electric Boiler Installed: 06/02/2021 - Argo AT244610C Electric Boiler Cooling: Window A/C Units Basement: Partial basement / partial crawl space Septic Drain Field replaced: 10/07/2004 Please text me at: [phone]

Key facts

• Built 1952
• Listed 37 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $202 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($956 rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 4.7% in Moundsville — 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 66/100 on livability (#105 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, health & safety A-; Watch: schools D+, amenities F, commute F.
• Marshall County Schools (suburban): math 28% / reading 36% proficiency, ranked #21 of 55 in WV (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 78 active listings in the ZIP; 6 units permitted in Marshall County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Marshall County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.20% ✓
• Cap rate: 9.33%
• Cash-on-cash: 10.85%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -0.1%
• Equity multiple: 1.00×
• Total profit: $-55
• Equity at exit: $11,928

10-year hold

• IRR: 9.6%
• Equity multiple: 1.74×
• Total profit: $16,613
• Equity at exit: $6,917

Cash invested: $22,400 (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 26041

• Home prices YoY: -24.8%
• Active inventory: 78
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $956 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $202

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 74%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-19
   days on market $80,000 Active 38 DOM
2. 2026-06-18
   days on market $80,000 Active 37 DOM
3. 2026-06-17
   days on market $80,000 Active 36 DOM
4. 2026-06-16
   days on market $80,000 Active 35 DOM
5. 2026-06-15
   days on market $80,000 Active 34 DOM
6. 2026-06-14
   days on market $80,000 Active 32 DOM
7. 2026-06-12
   days on market $80,000 Active 31 DOM
8. 2026-06-09
   days on market $80,000 Active 28 DOM
9. 2026-06-08
   days on market $80,000 Active 27 DOM
10. 2026-06-07
    days on market $80,000 Active 26 DOM
11. 2026-06-02
    days on market $80,000 Active 21 DOM
12. 2026-06-01
    days on market $80,000 Active 20 DOM
13. 2026-05-31
    days on market $80,000 Active 19 DOM
14. 2026-05-30
    days on market $80,000 Active 18 DOM
15. 2026-05-12
    listed $80,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 6 d/yr ≥96°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,473
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$918
• − Management: −$918
• − Depreciation: −$2,327
• Taxable income: $1,229
• Est. tax owed @ 24.0%: −$295
• After-tax cash flow: $2,134/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.

Condition & rehab AI · 1 photo

Fair 45/100 Moderate rehab

The home requires significant repairs and maintenance, including a new roof, painting and siding repair, and landscaping. These improvements would significantly increase its resale and rental value.

Repairs flagged

• Major roof — Significant wear and discoloration suggest a major repair is needed.
• Major exterior siding — The siding shows significant wear and discoloration, indicating a major repair is needed.
• Major foundation — The foundation appears to be in need of repair, as indicated by the exterior condition.
• Major landscaping — The landscaping is overgrown and unkempt, which detracts from the curb appeal and may require significant work to improve the property's appearance.

Value-add opportunities

• Resale New roof — A new roof would significantly improve the home's appearance and increase its resale value.
• Resale Paint and siding repair — Repainting and repairing the siding would improve the home's curb appeal and increase its resale value.
• Both Landscaping — A well-maintained landscape would improve the home's curb appeal and increase both its resale and rental value.
• Rental HVAC system maintenance — A well-maintained HVAC system would improve the home's comfort and energy efficiency, making it more attractive to renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant wear and discoloration suggest a major repair is needed.	Major	$15,000–50,000
exterior siding · The siding shows significant wear and discoloration, indicating a major repair is needed.	Major	$15,000–50,000
foundation · The foundation appears to be in need of repair, as indicated by the exterior condition.	Major	$15,000–50,000
landscaping · The landscaping is overgrown and unkempt, which detracts from the curb appeal and may require significant work to improve the property's appearance.	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale New roof — A new roof would significantly improve the home's appearance and increase its resale value. ↑
• Resale Paint and siding repair — Repainting and repairing the siding would improve the home's curb appeal and increase its resale value. ↑
• Both Landscaping — A well-maintained landscape would improve the home's curb appeal and increase both its resale and rental value. ↑
• Rental HVAC system maintenance — A well-maintained HVAC system would improve the home's comfort and energy efficiency, making it more attractive to renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Marshall County Schools
• NCES district ID: 5400750
• Math proficiency: 28% ▼ -6.00%
• Reading proficiency: 36% ▼ -4.00%
• Median HH income: $40,289
• Composite: 26.91/100
• National rank: #7086
• State rank: #21 of 55 in WV

Livability — Moundsville

• Score: 66/100
• State rank: #105
• US rank: #11553

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Marshall · 16,750 people
• Metro: Wheeling, WV-OH
• Population (ZIP): 15,706
• Household income: $55,545
• Rent vs Own: 24.1% rent · 75.9% own
• Severe rent burden: 7.4

Population outlook (Marshall County) Hauer SSP2

• Today (2025): 30,387 people
• By 2030: 29,242 · -3.8%
• By 2040: 26,806 · -11.8%
• By 2050: 24,627 · -19.0%
• By 2075: 19,846 · -34.7%
• By 2100: 15,169 · -50.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Romanian 4% Iranian 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Marshall

• 2024 margin: Solid R (+50.0) · D 24.1% · R 74.1% · Other 1.8%
• 2008→2024 swing: -37.5pp toward R · 2008: -12.6pp · 2024: -50.0pp
• All cycles: 2024: R+50.0 2020: R+49.6 2016: R+51.0 2012: R+28.6 2008: R+12.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -50.71%
• Current HPI: 153.9522
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-12 Listed $80,000 FSBO.com