442 Rose St · Follansbee, WV 26037

$45,000

3 bd · 2.0 ba · 1,694 sqft · SingleFamily public records · 8 Days on market

Built 1930 2,500 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.8/10.0
• Livability +3.6/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Calling all investors, flippers, and savvy buyers! Opportunity knocks at 442 Rose St. , Follansbee, WV. This 3-bedroom, 1.5-bath fixer-upper is packed with potential and ready for your vision. Featuring a fenced-in yard and plenty of space to add value, this property is an excellent candidate for a renovation project, rental investment, or affordable home makeover. With the right updates, this hidden gem could truly shine. Property is being sold as-is. All room sizes, square footage, and measurements are approximate and should be independently verified by the buyer.

Key facts

• Rental investment
• Fenced-in yard
• 2,500 sq ft lot

Tags

• FENCED-IN YARD
• RENTAL INVESTMENT

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence (Traditional); 2 stories
• Construction: Residential construction
• Exterior features: Front porch; Shingle roof

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Total rooms: 6
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas heating; Ceiling fan(s) for cooling
• Interior features: Range, Refrigerator, Gas water heater; Full basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $629 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).

Location & tenants

• Location reads 72/100 on livability (#49 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, cost of living A+; Watch: schools D+, amenities F, employment D-.
• Brooke County Schools (rural): math 26% / reading 35% proficiency, ranked #26 of 55 in WV (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 24 active listings in the ZIP; 2 units permitted in Brooke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $157 of equity ($311 loan paydown + $-154 appreciation (-0.3% local appreciation)).
• Brooke County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.3% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $45,000

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.76% ✓
• Cap rate: 24.55%
• Cash-on-cash: 65.20%
• DSCR: 3.90
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $135,520
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
304 Overlook Dr	0.25mi	3/2.0	1,760 (+4%)	12mo	$139,999	$80	72
766 Clifton St	0.28mi	3/2.0	1,736 (+2%)	22mo	$72,000	$41	64
232 Vine St	0.41mi	4/1.0 (+1)	1,691 (-0%)	13mo	$155,500	$92	61
848 Neville St	0.36mi	3/1.0	1,439 (-15%)	2mo	$18,000	$13	53
111 4th St	0.37mi	3/2.5	1,860 (+10%)	20mo	$205,000	$110	48
938 Clifton St	0.48mi	2/1.5 (-1)	1,540 (-9%)	23mo	$115,000	$75	36

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

Projected returns pro-forma

-0.34% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 61.4%
• Equity multiple: 4.02×
• Total profit: $38,076
• Equity at exit: $12,301

10-year hold

• IRR: 63.8%
• Equity multiple: 8.15×
• Total profit: $90,031
• Equity at exit: $14,189

Cash invested: $12,600 (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 26037

• Home prices YoY: -0.2%
• Active inventory: 24
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,242 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$42 /mo · $500/yr
• Insurance: −$19
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $629

Break-even live

Break-even rent $445

Max offer price $45,000

Occupancy floor 44%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-19
   days on market $45,000 Active 8 DOM
2. 2026-06-18
   price $45,000 Active 7 DOM
3. 2026-06-18
   days on market $50,000 Active 7 DOM
4. 2026-06-17
   days on market $50,000 Active 6 DOM
5. 2026-06-16
   days on market $50,000 Active 5 DOM
6. 2026-06-15
   days on market $50,000 Active 4 DOM
7. 2026-06-14
   days on market $50,000 Active 2 DOM
8. 2026-06-12
   remarks 572-char remark
9. 2026-06-12
   listed $50,000 Active 1 DOM

ⓘ 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: $500 · $42/mo
• Projected year-2 tax: $500 · $42/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 ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,902
• − Mortgage interest: −$2,521
• − Property taxes: −$500
• − Insurance: −$891
• − Repairs & maintenance: −$1,192
• − Management: −$1,192
• − Depreciation: −$1,309
• Taxable income: $7,296
• Est. tax owed @ 24.0%: −$1,751
• After-tax cash flow: $5,798/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: Brooke County Schools
• NCES district ID: 5400150
• Math proficiency: 26% ▼ -6.00%
• Reading proficiency: 35% ▲ 1.00%
• Median HH income: $43,826
• Composite: 26.0/100
• National rank: #7319
• State rank: #26 of 55 in WV

Livability — Follansbee

• Score: 72/100
• State rank: #49
• US rank: #5909

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Follansbee, WV
• City population: 5,727
• Population (ZIP): 5,727

Population outlook (Brooke County) Hauer SSP2

• Today (2025): 22,250 people
• By 2030: 21,459 · -3.6%
• By 2040: 19,659 · -11.6%
• By 2050: 18,029 · -19.0%
• By 2075: 15,076 · -32.2%
• By 2100: 12,164 · -45.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 4% Slovak 4% Serbian 3%
• Foreign-born: 2%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Brooke

• 2024 margin: Solid R (+44.6) · D 26.8% · R 71.4% · Other 1.8%
• 2008→2024 swing: -42.2pp toward R · 2008: -2.5pp · 2024: -44.6pp
• All cycles: 2024: R+44.6 2020: R+43.1 2016: R+42.2 2012: R+11.2 2008: R+2.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.34%
• Current HPI: 219.1118
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-11 Listed $50,000 WBOR

Property tax history

+2.5%/yr

Latest (2025): $500 · +3.3% YoY. Source: county tax records.