28 Rose Street 28n St · New Martinsville, WV 26155

$69,900

3 bd · 2.0 ba · 1,680 sqft · Condo · 3 Days on market

Built 2015 Poor condition

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Why this score? — see what drove the B- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-maintained 2005 manufactured home featuring 3 bedrooms and 2 full bathrooms, situated on a front lot. Recent updates include a new metal roof, newer appliances, and a new hot water tank for added convenience. Enjoy outdoor living on the inviting front porch. Property also offers two outbuildings for extra storage or workspace, plus a 2-vehicle carport for convenient covered parking. Monthly lot rent is $240 with Star Rental LLC. A great opportunity for comfortable and affordable living. (All measurements are approximate)

Key facts

• Outbuilding
• Porch
• Open living area

Tags

• OPEN LIVING AREA
• PORCH
• OUTBUILDING

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Public water; Public sewer
• Home design: Single-story manufactured home; Residential property
• Construction: Vinyl siding; Asbestos shingle and shingle roof; 1 story
• Exterior features: Porch; Level lot; Outbuilding

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: 7 total rooms; Dishwasher; Range; Refrigerator; Electric water heater
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $70k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $569 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Cap rate 16.1% vs local median 4.5% in New Martinsville — 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 62/100 on livability (#176 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D-, amenities F, commute F.
• Wetzel County Schools (town): math 25% / reading 33% proficiency, ranked #36 of 55 in WV (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 37 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Wetzel County population projected at -28% 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $41k; list at $70k implies a 70% gain — meaningful room to come down on a strong offer.

Recommended offer $69,900

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.91% ✓
• Cap rate: 16.06%
• Cash-on-cash: 34.88%
• DSCR: 2.55
• GRM: 4.4

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: 30.4%
• Equity multiple: 2.27×
• Total profit: $24,929
• Equity at exit: $10,422

10-year hold

• IRR: 37.7%
• Equity multiple: 4.50×
• Total profit: $68,448
• Equity at exit: $6,044

Cash invested: $19,572 (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 26155

• Home prices YoY: -20.5%
• Active inventory: 37
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,332 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $569

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 52%

Sensitivity live

Price	-10% $617	-5% $593	+0% $569	+5% $545	+10% $521
Rent	-10% $464	-5% $516	+0% $569	+5% $622	+10% $674
Rate	-1.0pp $604	-0.5pp $587	base $569	+0.5pp $551	+1.0pp $532

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-05-15
   status Pending
2. 2026-05-12
   listed $69,900 Active
3. 2026-04-16
   status Pending 531-char remark

   Show marketing remark (531 chars)

   Well-maintained 2005 manufactured home featuring 3 bedrooms and 2 full bathrooms, situated on a front lot. Recent updates include a new metal roof, newer appliances, and a new hot water tank for added convenience. Enjoy outdoor living on the inviting front porch. Property also offers two outbuildings for extra storage or workspace, plus a 2-vehicle carport for convenient covered parking. Monthly lot rent is $240 with Star Rental LLC. A great opportunity for comfortable and affordable living. (All measurements are approximate)

4. 2026-04-09
   listed $69,900 Active

   Show marketing remark (531 chars)

   Well-maintained 2005 manufactured home featuring 3 bedrooms and 2 full bathrooms, situated on a front lot. Recent updates include a new metal roof, newer appliances, and a new hot water tank for added convenience. Enjoy outdoor living on the inviting front porch. Property also offers two outbuildings for extra storage or workspace, plus a 2-vehicle carport for convenient covered parking. Monthly lot rent is $240 with Star Rental LLC. A great opportunity for comfortable and affordable living. (All measurements are approximate)

5. 2026-04-09
   listed $69,900 Active 531-char remark

   Show marketing remark (531 chars)

   Well-maintained 2005 manufactured home featuring 3 bedrooms and 2 full bathrooms, situated on a front lot. Recent updates include a new metal roof, newer appliances, and a new hot water tank for added convenience. Enjoy outdoor living on the inviting front porch. Property also offers two outbuildings for extra storage or workspace, plus a 2-vehicle carport for convenient covered parking. Monthly lot rent is $240 with Star Rental LLC. A great opportunity for comfortable and affordable living. (All measurements are approximate)

6. 2023-06-23
   soldstatus $41,000
7. 2023-04-05
   listed $45,000
8. 2019-09-20
   soldstatus $40,000
9. 2019-06-04
   listed $45,000
10. 2019-04-25
    soldstatus $36,000
11. 2019-03-06
    listed $36,000
12. 2015-06-15
    soldstatus $27,000
13. 2015-04-10
    soldstatus $28,000
14. 2015-03-12
    listed $27,000
15. 2015-03-12
    listed $29,900

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

Taxation est. · year 1

• Rental income: $15,980
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$1,278
• − Management: −$1,278
• − Depreciation: −$2,033
• Taxable income: $6,076
• Est. tax owed @ 24.0%: −$1,458
• After-tax cash flow: $5,369/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

Poor 20/100 Extensive rehab

This 2015 manufactured home requires extensive repairs and updates to bring it up to a livable condition. Significant investments in the roof, exterior, windows, interior, HVAC, and landscaping are necessary to increase its resale and rental value.

Repairs flagged

• Major roof — No photos of roof
• Major exterior siding — No photos of exterior siding
• Major windows — No photos of windows
• Major interior walls/paint — No photos of interior walls/paint
• Major HVAC/mechanicals — No photos of HVAC/mechanicals
• Major landscaping — No photos of landscaping/curb appeal

Value-add opportunities

• Both new roof — A new roof would significantly improve the home's appearance and value
• Both exterior siding repair — Repairing the siding would enhance the home's curb appeal and value
• Both new windows — New windows would improve energy efficiency and aesthetics
• Both paint interior walls — Fresh paint would make the interior look more inviting and increase value
• Both HVAC upgrade — Upgrading the HVAC system would improve comfort and energy efficiency
• Both landscaping — A well-maintained yard would enhance curb appeal and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · No photos of roof	Major	$15,000–50,000
exterior siding · No photos of exterior siding	Major	$15,000–50,000
windows · No photos of windows	Major	$15,000–50,000
interior walls/paint · No photos of interior walls/paint	Major	$15,000–50,000
HVAC/mechanicals · No photos of HVAC/mechanicals	Major	$15,000–50,000
landscaping · No photos of landscaping/curb appeal	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both new roof — A new roof would significantly improve the home's appearance and value ↑
• Both exterior siding repair — Repairing the siding would enhance the home's curb appeal and value ↑
• Both new windows — New windows would improve energy efficiency and aesthetics ↑
• Both paint interior walls — Fresh paint would make the interior look more inviting and increase value ↑
• Both HVAC upgrade — Upgrading the HVAC system would improve comfort and energy efficiency ↑
• Both landscaping — A well-maintained yard would enhance curb appeal and rental value ↑

ⓘ 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: Wetzel County Schools
• NCES district ID: 5401560
• Math proficiency: 25% ▼ -11.00%
• Reading proficiency: 33% ▼ -8.00%
• Median HH income: $38,296
• Composite: 24.22/100
• National rank: #7726
• State rank: #36 of 55 in WV

Livability — New Martinsville

• Score: 62/100
• State rank: #176
• US rank: #16097

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Martinsville, WV
• County: Wetzel · 7,715 people
• Population (ZIP): 7,715
• Household income: $54,747
• Rent vs Own: 18.3% rent · 81.7% own
• Severe rent burden: 7.8

Population outlook (Wetzel County) Hauer SSP2

• Today (2025): 14,127 people
• By 2030: 13,248 · -6.2%
• By 2040: 11,611 · -17.8%
• By 2050: 10,193 · -27.8%
• By 2075: 7,753 · -45.1%
• By 2100: 5,922 · -58.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3%
• Common ancestry: Romanian 3% Slovak 2% Serbian 1%
• Foreign-born: 1% · Canada

Political lean MEDSL · Wetzel

• 2024 margin: Solid R (+55.5) · D 21.0% · R 76.5% · Other 2.5%
• 2008→2024 swing: -49.3pp toward R · 2008: -6.2pp · 2024: -55.5pp
• All cycles: 2024: R+55.5 2020: R+51.8 2016: R+50.3 2012: R+21.6 2008: R+6.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -37.42%
• Current HPI: 144.8976
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+158.9% since first listed

15 events — show timeline

• 2026-05-15 Pending — WBOR
• 2026-05-12 Listed $69,900 WBOR
• 2026-04-16 Pending — WBOR
• 2026-04-09 Listed $69,900 WBOR
• 2026-04-09 Listed $69,900 WBOR
• 2023-06-23 Sold (MLS) $41,000 WBOR
• 2023-04-05 Listed $45,000 WBOR
• 2019-09-20 Sold (MLS) $40,000 WBOR
• 2019-06-04 Listed $45,000 WBOR
• 2019-04-25 Sold (MLS) $36,000 WBOR
• 2019-03-06 Listed $36,000 WBOR
• 2015-06-15 Sold (MLS) $27,000 WBOR
• 2015-04-10 Sold (MLS) $28,000 WBOR
• 2015-03-12 Listed $29,900 WBOR
• 2015-03-12 Listed $27,000 WBOR