445 Main St · Benwood, WV 26031

$95,000

3 bd · 1.0 ba · 1,618 sqft · SingleFamily public records · 16 Days on market

Built 1900 2,614 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

3 bedroom, 2 bath , fenced yard with deck. Newer furnace and hardwood floors. Total sq. ft. per Assessor.

Key facts

• Local city park
• Community pool
• Ample cabinetry

Tags

• UPDATED KITCHEN
• COMMUNITY POOL
• LOCAL CITY PARK
• SPACIOUS DINING ROOM
• AMPLE CABINETRY
• PLAYGROUNDS

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence (traditional); 2 stories
• Construction: Vinyl siding; Shingle roof
• Exterior features: Porch; Fenced yard; Level lot

Interior

• Kitchen: Range; Refrigerator
• Flooring: Carpet; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Natural gas heating; Window unit cooling
• Interior features: Water softener; Fireplace (1) with fireplace insert; Full basement; 6 total rooms
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $-85 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $80k (15.7% below list).
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $80k (15.7% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 64/100 on livability (#145 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; 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: Center Mcmechen Elementary School (math 42% / reading 42%, grade F, #87 of 377 statewide, top 28%, 197 students, 0% FRL); Sherrard Middle School (math 27% / reading 43%, grade F, #33 of 109 statewide, top 30%, 454 students, 0% FRL); John Marshall High School (math 22% / reading 49%, grade F, #41 of 110 statewide, top 37%, 1,046 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: 16 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 $4k of equity ($657 loan paydown + $4k appreciation (3.8% local appreciation)).
• Marshall County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 3 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 $55k; list at $95k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1900 — 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 $80,066 (15.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1900 — 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. 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: 1.25% ✓
• Cap rate: 11.04%
• Cash-on-cash: 16.96%
• DSCR: 1.75
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $46,922
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4354 Harrison St	0.64mi	4/2.0 (+1)	1,722 (+6%)	21mo	$50,000	$29	33

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

Projected returns pro-forma

3.8% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.5%
• Equity multiple: 1.39×
• Total profit: $10,380
• Equity at exit: $47,054

10-year hold

• IRR: 9.1%
• Equity multiple: 2.50×
• Total profit: $39,971
• Equity at exit: $76,086

Cash invested: $26,600 (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 26031

• Home prices YoY: 2.6%
• Active inventory: 16
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,187 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$24 /mo · $291/yr
• Insurance: −$40
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $-85

Break-even live

Break-even rent $1,294

Max offer price $80,066

Occupancy floor —

Sensitivity live

Price	-10% $-31	-5% $-58	+0% $-85	+5% $-111	+10% $-138
Rent	-10% $-178	-5% $-131	+0% $-85	+5% $-38	+10% $9
Rate	-1.0pp $-37	-0.5pp $-60	base $-85	+0.5pp $-109	+1.0pp $-134

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $95,000 Active 16 DOM
2. 2026-06-18
   days on market $95,000 Active 15 DOM
3. 2026-06-17
   days on market $95,000 Active 14 DOM
4. 2026-06-16
   days on market $95,000 Active 13 DOM
5. 2026-06-15
   days on market $95,000 Active 12 DOM
6. 2026-06-14
   days on market $95,000 Active 10 DOM
7. 2026-06-12
   days on market $95,000 Active 9 DOM
8. 2026-06-09
   days on market $95,000 Active 6 DOM
9. 2026-06-08
   days on market $95,000 Active 5 DOM
10. 2026-06-07
    status $95,000 Active 4 DOM
11. 2026-04-13
    status Pending
12. 2026-04-09
    listed $95,000 Active
13. 2023-03-20
    listed $63,000
14. 2016-01-25
    soldstatus $55,000
15. 2016-01-22
    soldstatus $55,000 105-char remark

    Show marketing remark (105 chars)

    3 bedroom, 2 bath , fenced yard with deck. Newer furnace and hardwood floors. Total sq. ft. per Assessor.

16. 2015-10-23
    listed $55,000 105-char remark

    Show marketing remark (105 chars)

    3 bedroom, 2 bath , fenced yard with deck. Newer furnace and hardwood floors. Total sq. ft. per Assessor.

ⓘ 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: $291 · $24/mo
• Projected year-2 tax: $560 · $47/mo
• Expected delta: +$270/yr (+$22/mo · 92.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 27% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 19 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: $14,246
• − Mortgage interest: −$5,321
• − Property taxes: −$291
• − Insurance: −$6,000
• − Repairs & maintenance: −$1,140
• − Management: −$1,140
• − Depreciation: −$2,764
• Taxable loss: −$2,409
• Est. tax savings @ 24.0%: +$578
• After-tax cash flow: $-436/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 — Benwood

• Score: 64/100
• State rank: #145
• US rank: #14454

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Benwood, WV
• Population (ZIP): 1,556

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 (91%)
• Race & ethnicity: White 91% Two or more races 7%
• Common ancestry: Romanian 11% Iranian 3% Subsaharan African 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · German/W. Germanic 1% Spanish 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: ▲ 3.80%
• Current HPI: 150.8599
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+72.7% since first listed

6 events — show timeline

• 2026-04-13 Pending — WBOR
• 2026-04-09 Listed $95,000 WBOR
• 2023-03-20 Listed $63,000 WBOR
• 2016-01-25 Sold (Public Records) $55,000 Public Records
• 2016-01-22 Sold (MLS) $55,000 WBOR
• 2015-10-23 Listed $55,000 WBOR

Property tax history

+1.9%/yr

Latest (2025): $291 · +6.6% YoY. Source: county tax records.