2088 S Seneca Trl · Peterstown, WV 24963

$175,500

4 bd · 2.0 ba · 2,320 sqft · SingleFamily public records · 25 Days on market

Built 1962

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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 +11.3/30.0
• Appreciation +8.2/10.0
• ARV discount +7.5/15.0
• DSCR +3.3/10.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0

Listing remarks

Convenience, comfort, and endless potential come together at this charming 4 Bedroom, 2 Bath brick ranch home located just a few miles from town. Fronting Rt. 219 for easy access, this property offers the perfect opportunity for buyers looking to create a home that reflects their own personal style while enjoying the convenience of a highly accessible location. While the home could benefit from some updates and attention, the solid structure and desirable setting make it a wonderful investment for anyone searching for country living with nearby amenities. The exterior features classic brick construction that remains in good condition, along with a durable block foundation and crawl space. A

Key facts

• Crawl space
• Block foundation
• Fenced backyard

Tags

• BRICK RANCH
• BLOCK FOUNDATION
• CRAWL SPACE
• NEW ROOF
• DETACHED GARAGE
• FENCED BACKYARD

Property features AI

Exterior

• Parking: Detached parking
• Utilities: Public water; Public sewer; Electricity available
• Home design: Residential ranch-style; Single-story (ranch)
• Construction: Brick construction; Block foundation; Built with a metal roof
• Exterior features: Partial fencing; Metal roof; Has a view; Lot approximately 0.77 acre

Interior

• Kitchen: Refrigerator; Oven; Laminate countertops
• Flooring: Hardwood; Vinyl; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Electric heating; No central cooling
• Interior features: Laminate countertops; Hardwood, vinyl and laminate flooring; Refrigerator; Oven; Eight total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $176k.

Deal economics

• At list price, monthly cash flow is $-63 ($-754/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (6.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (29.0% below list).
• Recommended offer: $125k (29.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#205 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, employment F.
• Monroe County Schools (rural): math 27% / reading 35% proficiency, ranked #29 of 55 in WV (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Peterstown Elementary School (math 22% / reading 27%, grade F, #287 of 377 statewide, top 85%, 388 students, 0% FRL); Peterstown Middle School (math 24% / reading 40%, grade F, #46 of 109 statewide, top 46%, 317 students, 0% FRL); James Monroe High School (math 22% / reading 47%, grade F, #42 of 110 statewide, top 47%, 464 students, 0% FRL) — zoned schools average 0% FRL vs 48% district-wide (48 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 39 active listings in the ZIP.

Forward outlook

• In year one you build about $13k of equity ($1k loan paydown + $11k appreciation (6.5% local appreciation)).
• Monroe County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.5% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($173k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $124,618 (29.0% 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 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.71% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.53%
• DSCR: 0.93
• GRM: 11.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.46% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.2%
• Equity multiple: 2.05×
• Total profit: $51,368
• Equity at exit: $115,413

10-year hold

• IRR: 15.2%
• Equity multiple: 4.11×
• Total profit: $152,931
• Equity at exit: $213,832

Cash invested: $49,140 (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 24963

• Home prices YoY: 1.8%
• Active inventory: 39
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,246 medium
• Mortgage (P&I): −$920
• Tax from tax record: −$54 /mo · $646/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $-63

Break-even live

Break-even rent $1,326

Max offer price $164,404

Occupancy floor —

Sensitivity live

Price	-10% $37	-5% $-13	+0% $-63	+5% $-112	+10% $-162
Rent	-10% $-161	-5% $-112	+0% $-63	+5% $-14	+10% $36
Rate	-1.0pp $26	-0.5pp $-18	base $-63	+0.5pp $-108	+1.0pp $-155

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: $43,875
• Closing costs: $5,265
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $175,500 Active 25 DOM
2. 2026-06-21
   days on market $175,500 Active 24 DOM
3. 2026-06-18
   days on market $175,500 Active 22 DOM
4. 2026-06-17
   days on market $175,500 Active 21 DOM
5. 2026-06-16
   days on market $175,500 Active 20 DOM
6. 2026-06-15
   days on market $175,500 Active 19 DOM
7. 2026-06-15
   days on market $175,500 Active 18 DOM
8. 2026-06-13
   days on market $175,500 Active 17 DOM
9. 2026-06-09
   days on market $175,500 Active 13 DOM
10. 2026-06-08
    days on market $175,500 Active 12 DOM
11. 2026-06-08
    days on market $175,500 Active 11 DOM
12. 2026-06-07
    days on market $175,500 Active 10 DOM
13. 2026-06-04
    days on market $175,500 Active 8 DOM
14. 2026-06-03
    days on market $175,500 Active 7 DOM
15. 2026-06-02
    days on market $175,500 Active 6 DOM
16. 2026-06-01
    days on market $175,500 Active 5 DOM
17. 2026-05-31
    days on market $175,500 Active 4 DOM
18. 2026-05-27
    listed $175,500 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: $646 · $54/mo
• Projected year-2 tax: $1,035 · $86/mo
• Expected delta: +$389/yr (+$32/mo · 60.3%)

ⓘ 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 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥92°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 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: $14,954
• − Mortgage interest: −$9,831
• − Property taxes: −$646
• − Insurance: −$878
• − Repairs & maintenance: −$1,196
• − Management: −$1,196
• − Depreciation: −$5,105
• Taxable loss: −$3,898
• Est. tax savings @ 24.0%: +$936
• After-tax cash flow: $182/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: Monroe County Schools
• NCES district ID: 5400960
• Math proficiency: 27% ▼ -9.00%
• Reading proficiency: 35% ▼ -8.00%
• Median HH income: $37,855
• Composite: 25.85/100
• National rank: #7351
• State rank: #29 of 55 in WV

Livability — Peterstown

• Score: 61/100
• State rank: #205
• US rank: #18147

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,860

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 13,411 people
• By 2030: 13,266 · -1.1%
• By 2040: 12,829 · -4.3%
• By 2050: 12,174 · -9.2%
• By 2075: 10,395 · -22.5%
• By 2100: 7,805 · -41.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Black 2%
• Common ancestry: Lithuanian 4% Portuguese 2% Romanian 1%
• Foreign-born: 0%

Political lean MEDSL · Monroe

• 2024 margin: Solid R (+61.8) · D 18.1% · R 79.9% · Other 1.9%
• 2008→2024 swing: -37.0pp toward R · 2008: -24.8pp · 2024: -61.8pp
• All cycles: 2024: R+61.8 2020: R+57.4 2016: R+57.3 2012: R+41.3 2008: R+24.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.46%
• Current HPI: 358.6575
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-27 Listed $175,500 GVBOR

Property tax history

-0.0%/yr

Latest (2025): $646 · +3.2% YoY. Source: county tax records.