705 Main St · Pennsboro, WV 26415

$99,900

4 bd · 1.5 ba · 2,005 sqft · SingleFamily public records · 246 Days on market

Built 1900 0.29 ac lot Est $86k · 16% over ↓ 9% since listing

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• Appreciation +3.9/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.4/15.0

Listing remarks

705 Main Street, Pennsboro, WV, is a turn-of-the-century American Foursquare home full of charm, character, and opportunity—perfect for restoration enthusiasts looking to bring a historic property back to life. Built around the early 1900s, this 4-bedroom, 2-bathroom home blends American Foursquare architecture with Queen Anne and Craftsman elements, including a striking two-story bay-style window tower that defines the front of the house. Inside, you'll find a beautiful wood staircase, a welcoming foyer with an old fireplace ready to be reopened, and a living room with large bay windows that mirror the front and bring in natural light. Fireplaces in both the foyer and living room sha

Key facts

• Large bay windows
• Formal dining room
• Wood staircase

Tags

• WOOD STAIRCASE
• OLD FIREPLACE
• LARGE BAY WINDOWS
• NATURAL GAS AVAILABLE
• FORMAL DINING ROOM
• HARDWOOD FLOORS

Property features AI

Finance

• Financial info: Annual taxes reported for 2024

Exterior

• Parking: Three-car garage; Driveway and off-street parking
• Utilities: Public water; Public sewer
• Home design: Two-story building; Above-grade finished area approximately 2,005
• Construction: Metal roof; Asphalt construction material; Year built per public records
• Exterior features: Public water; Public sewer; Lot approximately 0.29 acres

Interior

• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Central air; Window unit(s); Forced air heating; Gas heating
• Interior features: Total of 9 rooms; Has basement with crawl space; Two fireplaces

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $385 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#203 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: health & safety D, schools F, amenities F.
• Ritchie County Schools (rural): math 31% / reading 40% proficiency, ranked #16 of 55 in WV (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 3 active listings in the ZIP; 25 units permitted in Ritchie County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.2%/yr); year-one equity from $691 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Ritchie County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-2.2% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 246 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 246 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.26% ✓
• Cap rate: 10.91%
• Cash-on-cash: 16.50%
• DSCR: 1.73
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $86,215
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1122 E Penn Ave	0.52mi	5/2.0 (+1)	2,050 (+2%)	10mo	$89,000	$43	56

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

Projected returns pro-forma

-2.19% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.1%
• Equity multiple: 1.42×
• Total profit: $11,723
• Equity at exit: $18,557

10-year hold

• IRR: 17.9%
• Equity multiple: 2.60×
• Total profit: $44,673
• Equity at exit: $15,061

Cash invested: $27,972 (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 26415

• Home prices YoY: -1.0%
• Active inventory: 3
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,259 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$45 /mo · $536/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $385

Break-even live

Break-even rent $772

Max offer price $99,900

Occupancy floor 64%

Sensitivity live

Price	-10% $441	-5% $413	+0% $385	+5% $356	+10% $328
Rent	-10% $285	-5% $335	+0% $385	+5% $434	+10% $484
Rate	-1.0pp $435	-0.5pp $410	base $385	+0.5pp $359	+1.0pp $332

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $99,900 Active 246 DOM
2. 2026-06-18
   days on market $99,900 Active 244 DOM
3. 2026-06-17
   days on market $99,900 Active 243 DOM
4. 2026-06-16
   days on market $99,900 Active 242 DOM
5. 2026-06-15
   days on market $99,900 Active 241 DOM
6. 2026-06-15
   days on market $99,900 Active 240 DOM
7. 2026-06-13
   days on market $99,900 Active 239 DOM
8. 2026-06-12
   days on market $99,900 Active 238 DOM
9. 2026-06-09
   days on market $99,900 Active 235 DOM
10. 2026-06-08
    days on market $99,900 Active 234 DOM
11. 2026-06-08
    days on market $99,900 Active 233 DOM
12. 2026-06-05
    days on market $99,900 Active 231 DOM
13. 2026-06-04
    days on market $99,900 Active 230 DOM
14. 2026-06-03
    days on market $99,900 Active 229 DOM
15. 2026-06-02
    days on market $99,900 Active 228 DOM
16. 2026-06-01
    days on market $99,900 Active 227 DOM
17. 2026-05-31
    days on market $99,900 Active 226 DOM
18. 2026-05-22
    price $99,900
19. 2026-02-19
    status Active
20. 2026-01-21
    historical Contingent
21. 2025-10-16
    listed $109,900 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: $536 · $45/mo
• Projected year-2 tax: $589 · $49/mo
• Expected delta: +$54/yr (+$4/mo · 10.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,111
• − Mortgage interest: −$5,596
• − Property taxes: −$536
• − Insurance: −$500
• − Repairs & maintenance: −$1,209
• − Management: −$1,209
• − Depreciation: −$2,906
• Taxable income: $3,156
• Est. tax owed @ 24.0%: −$757
• After-tax cash flow: $3,859/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: Ritchie County Schools
• NCES district ID: 5401290
• Math proficiency: 31% ▼ -11.00%
• Reading proficiency: 40% ▼ -6.00%
• Median HH income: $37,608
• Composite: 29.55/100
• National rank: #6491
• State rank: #16 of 55 in WV

Livability — Pennsboro

• Score: 61/100
• State rank: #203
• US rank: #18085

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pennsboro, WV
• Population (ZIP): 3,450

Population outlook (Ritchie County) Hauer SSP2

• Today (2025): 9,132 people
• By 2030: 8,617 · -5.6%
• By 2040: 7,585 · -16.9%
• By 2050: 6,671 · -26.9%
• By 2075: 5,072 · -44.5%
• By 2100: 3,845 · -57.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Black 3% Two or more races 2%
• Common ancestry: Slovak 2% Romanian 1% Iranian 1%
• Foreign-born: 0%
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Ritchie

• 2024 margin: Solid R (+73.0) · D 12.8% · R 85.8% · Other 1.5%
• 2008→2024 swing: -26.6pp toward R · 2008: -46.4pp · 2024: -73.0pp
• All cycles: 2024: R+73.0 2020: R+71.5 2016: R+71.4 2012: R+56.7 2008: R+46.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.19%
• Current HPI: 207.6622
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-9.1% since first listed

4 events — show timeline

• 2026-05-22 Price Changed $99,900 MLSNOW
• 2026-02-19 Relisted — MLSNOW
• 2026-01-21 Contingent — MLSNOW
• 2025-10-16 Listed $109,900 MLSNOW

Property tax history

+24.8%/yr

Latest (2025): $536 · +1.1% YoY. Source: county tax records.