536 Saltwell Rd · Shinnston, WV 26431

$27,900

3 bd · 1.0 ba · 1,120 sqft · SingleFamily · 106 Days on market

Built 1920 ↓ 7% since listing

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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
• Appreciation +6.5/10.0
• Livability +4.0/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming 1920s Shinnston home. 3 bedrooms, 1 bath on 0.27 acres. 1120 sq ft with hardwood and carpet floors, block foundation, gas forced air heat, shingle roof, basement with root cellar. Laminate kitchen countertops. Gas water heater included.

Key facts

• Block foundation
• Shingle roof
• Gas forced air heat

Tags

• HARDWOOD AND CARPET FLOORS
• BLOCK FOUNDATION
• GAS FORCED AIR HEAT
• SHINGLE ROOF
• BASEMENT WITH ROOT CELLAR
• LAMINATE KITCHEN COUNTERTOPS

Property features AI

Exterior

• Home design: Residential property
• Construction: Block construction; Block foundation; Built on a 0.27 acre lot
• Exterior features: Shingle roof

Interior

• Flooring: Carpet; Hardwood; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; No cooling
• Interior features: Laminate counters

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $28k.

Deal economics

• At list price, monthly cash flow is $213 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $28k).
• Recommended offer: $25k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 80/100 on livability (#12 in WV, #1,712 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D, amenities F.
• Harrison County Schools (town): math 29% / reading 43% proficiency, ranked #12 of 55 in WV (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 14 active listings in the ZIP; 84 units permitted in Harrison County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($193 loan paydown + $824 appreciation (3.0% local appreciation)).
• Harrison County population projected at -11% 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 $8k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($25k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $25,389 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 3.93% ✓
• Cap rate: 35.24%
• Cash-on-cash: 103.37%
• DSCR: 5.60
• GRM: 2.1

CMA / ARV

• ARV (on-the-fly): $128,800
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
616 Maple St	0.39mi	2/1.0 (-1)	1,100 (-2%)	2mo	$126,000	$115	72
226 Woodlawn Dr	0.15mi	3/1.0	972 (-13%)	12mo	$120,000	$123	61
607 East Ave	0.44mi	2/2.0 (-1)	1,276 (+14%)	9mo	$14,000	$11	40
112 Monroe	0.42mi	2/1.0 (-1)	964 (-14%)	19mo	$69,900	$73	37
926 East Ave	0.63mi	4/2.5 (+1)	1,285 (+15%)	11mo	$155,000	$121	26

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

Projected returns pro-forma

2.95% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.8%
• Equity multiple: 3.19×
• Total profit: $17,127
• Equity at exit: $12,470

10-year hold

• IRR: 39.1%
• Equity multiple: 6.44×
• Total profit: $42,502
• Equity at exit: $19,159

Cash invested: $7,812 (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 26431

• Home prices YoY: 1.8%
• Active inventory: 14
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,096 medium
• Mortgage (P&I): −$146
• Tax est. 1.5%: −$35 /mo · $418/yr
• Insurance: −$12
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $213

Break-even live

Break-even rent $827

Max offer price $27,900

Occupancy floor 76%

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: $6,975
• Closing costs: $837
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $27,900 Active 106 DOM
2. 2026-06-18
   days on market $27,900 Active 105 DOM
3. 2026-06-17
   days on market $27,900 Active 104 DOM
4. 2026-06-16
   days on market $27,900 Active 103 DOM
5. 2026-06-15
   days on market $27,900 Active 102 DOM
6. 2026-06-14
   days on market $27,900 Active 100 DOM
7. 2026-06-12
   days on market $27,900 Active 99 DOM
8. 2026-06-09
   days on market $27,900 Active 96 DOM
9. 2026-06-08
   days on market $27,900 Active 95 DOM
10. 2026-06-07
    days on market $27,900 Active 94 DOM
11. 2026-06-05
    days on market $27,900 Active 91 DOM
12. 2026-06-03
    days on market $27,900 Active 90 DOM
13. 2026-06-02
    days on market $27,900 Active 89 DOM
14. 2026-06-01
    days on market $27,900 Active 88 DOM
15. 2026-05-31
    days on market $27,900 Active 87 DOM
16. 2026-05-30
    days on market $27,900 Active 86 DOM
17. 2026-04-30
    price $27,900
18. 2026-03-22
    price $28,900
19. 2026-03-05
    listed $29,900 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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,151
• − Mortgage interest: −$1,563
• − Property taxes: −$418
• − Insurance: −$5,664
• − Repairs & maintenance: −$1,052
• − Management: −$1,052
• − Depreciation: −$812
• Taxable income: $2,589
• Est. tax owed @ 24.0%: −$621
• After-tax cash flow: $1,929/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: Harrison County Schools
• NCES district ID: 5400510
• Math proficiency: 29% ▼ -10.00%
• Reading proficiency: 43% ▼ -3.00%
• Median HH income: $43,269
• Composite: 30.48/100
• National rank: #6222
• State rank: #12 of 55 in WV

Livability — Shinnston

• Score: 80/100
• State rank: #12
• US rank: #1712

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shinnston, WV
• Population (ZIP): 5,899

Population outlook (Harrison County) Hauer SSP2

• Today (2025): 67,273 people
• By 2030: 65,963 · -1.9%
• By 2040: 63,033 · -6.3%
• By 2050: 59,999 · -10.8%
• By 2075: 52,524 · -21.9%
• By 2100: 42,654 · -36.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Iranian 8% Lithuanian 2% Romanian 2%
• Foreign-born: 1% · Canada, Vietnam
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Harrison

• 2024 margin: Solid R (+41.0) · D 28.5% · R 69.4% · Other 2.1%
• 2008→2024 swing: -27.6pp toward R · 2008: -13.3pp · 2024: -41.0pp
• All cycles: 2024: R+41.0 2020: R+37.6 2016: R+39.5 2012: R+23.5 2008: R+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.95%
• Current HPI: 172.0039
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-6.7% since first listed

3 events — show timeline

• 2026-04-30 Price Changed $27,900 GVBOR
• 2026-03-22 Price Changed $28,900 GVBOR
• 2026-03-05 Listed $29,900 GVBOR