112 Pennsylvania Ave · Cameron, WV 26033

$20,000

4 bd · 1.5 ba · 2,215 sqft · SingleFamily public records · 191 Days on market

Built 1906 8,712 sqft lot

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.0/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

House bis being sold AS IS. 24 hour notice for showings required Thank you combo lock

Key facts

• 8,712 sq ft lot
• 2 garage spots
• Built 1906

Property features AI

Exterior

• Parking: Detached 2-car garage
• Home design: Single-family residence (Traditional); 2 stories
• Exterior features: Porch; Shingle roof; Residential zoning

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas heating
• Interior features: Range; Refrigerator; Gas water heater; Porch
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $916 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Recommended offer: $18k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#231 in WV) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: amenities F, commute F, employment 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.
• Zoned schools: Cameron Elementary School (math 27% / reading 32%, grade F, #225 of 377 statewide, top 68%, 232 students, 0% FRL); Cameron High School (math 17% / reading 27%, grade F, #97 of 110 statewide, top 90%, 312 students, 0% FRL) — zoned schools average 0% FRL vs 42% district-wide (42 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 10 active listings in the ZIP; 6 units permitted in Marshall County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $671 of equity ($138 loan paydown + $533 appreciation (2.7% local appreciation)).
• Marshall County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 191 days — a 12% lower offer ($18k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1906 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $17,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 191 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 1906 — 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 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 7.11% ✓
• Cap rate: 65.25%
• Cash-on-cash: 210.57%
• DSCR: 10.37
• GRM: 1.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 11.80×
• Total profit: $60,476
• Equity at exit: $8,620

10-year hold

• IRR: —
• Equity multiple: 24.94×
• Total profit: $134,040
• Equity at exit: $13,002

Cash invested: $5,600 (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 26033

• Home prices YoY: 1.4%
• Active inventory: 10
• Price-to-rent: 1.2×

Monthly cashflow live

• Estimated rent: $1,421 medium
• Mortgage (P&I): −$105
• Tax from tax record: −$27 /mo · $321/yr
• Insurance: −$8
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $916

Break-even live

Break-even rent $261

Max offer price $20,000

Occupancy floor 31%

Sensitivity live

Price	-10% $928	-5% $922	+0% $916	+5% $911	+10% $905
Rent	-10% $804	-5% $860	+0% $916	+5% $972	+10% $1,028
Rate	-1.0pp $926	-0.5pp $921	base $916	+0.5pp $911	+1.0pp $906

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-19
   days on market $20,000 Active 191 DOM
2. 2026-06-18
   days on market $20,000 Active 190 DOM
3. 2026-06-17
   days on market $20,000 Active 189 DOM
4. 2026-06-16
   days on market $20,000 Active 188 DOM
5. 2026-06-15
   days on market $20,000 Active 187 DOM
6. 2026-06-14
   days on market $20,000 Active 185 DOM
7. 2026-06-12
   days on market $20,000 Active 184 DOM
8. 2026-06-09
   days on market $20,000 Active 181 DOM
9. 2026-06-08
   days on market $20,000 Active 180 DOM
10. 2026-06-07
    days on market $20,000 Active 179 DOM
11. 2026-06-02
    days on market $20,000 Active 174 DOM
12. 2026-06-01
    days on market $20,000 Active 173 DOM
13. 2026-05-31
    days on market $20,000 Active 172 DOM
14. 2026-05-30
    days on market $20,000 Active 171 DOM
15. 2025-12-10
    listed $20,000 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: $321 · $27/mo
• Projected year-2 tax: $321 · $27/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥96°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,052
• − Mortgage interest: −$1,120
• − Property taxes: −$321
• − Insurance: −$897
• − Repairs & maintenance: −$1,364
• − Management: −$1,364
• − Depreciation: −$582
• Taxable income: $11,404
• Est. tax owed @ 24.0%: −$2,737
• After-tax cash flow: $8,258/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: 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 — Cameron

• Score: 59/100
• State rank: #231
• US rank: #20294

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cameron, WV
• City population: 1,806
• Population (ZIP): 1,806

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 (98%)
• Race & ethnicity: White 98% Hispanic / Latino 2%
• Common ancestry: Italian 2% Portuguese 2% Romanian 2%

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: ▲ 2.67%
• Current HPI: 194.1628
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2025-12-10 Listed $20,000 WBOR

Property tax history

+2.6%/yr

Latest (2025): $321 · +4.4% YoY. Source: county tax records.