224 Bretz · Morgantown, WV 26505

$150,000

3 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 65 Days on market

Built 1913 0.70 ac lot $130/sqft · 27% below area Est $214k · 30% under

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Why this score? — see what drove the C 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 +16.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• 1% rule +3.9/10.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2-story home in the Sabraton area of Morgantown offering space, privacy, and flexibility. Situated on approximately 0.70 acres across 5 city lots, this property provides a rare opportunity for extra room to spread out while still being close to town. Built in 1913, the home features 3 bedrooms and 1 full bath with approximately 1,200 finished square feet above grade. The main level includes a spacious living room, dining area, and additional gathering space. The kitchen and laundry offer durable laminate flooring, while brand new carpet and fresh paint throughout give the home a clean, move-in ready feel. Key updates include a newer roof (approx. 5 years old) and furnace (approx. 4 years old), offering added peace of mind. Home has been used as a rental and is being sold as-is. Conveniently located just minutes from local amenities, this property combines value, updates, and land—an increasingly hard find in Morgantown. ALL OFFERS DUE BY 4/18/2026 at 12:00pm NOON. Multiple Offer Form is in associated docs.

Key facts

• 0.7 acre lot
• Built 1913
• Listed 64 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $89 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (10.7% below list).
• Recommended offer: $134k (10.7% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 3.1% in Morgantown — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 84/100 on livability (#5 in WV, #674 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools D+, employment D-.
• Monongalia County Schools (urban): math 45% / reading 53% proficiency, ranked #1 of 55 in WV (top 2%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.5%/yr); 119 active listings in the ZIP; 23 units permitted in Monongalia County in 2024 (15 in 5+ unit buildings).
• This rent runs 35% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Monongalia County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $70k; list at $150k implies a 114% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $133,878 (10.7% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1913 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.89% ✗
• Cap rate: 7.01%
• Cash-on-cash: 2.55%
• DSCR: 1.11
• GRM: 9.3

CMA / ARV

• ARV (median comp): $213,847
• List price: $150,000
• Delta: -29.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2080 Listravia Ave	0.25mi	2/1.5 (-1)	1,240 (+8%)	1mo	$170,000	$137	68
2060 Eugeniva Ave	0.29mi	3/2.0	1,244 (+8%)	14mo	$180,000	$145	57
306 Brooke	0.44mi	3/2.0	1,078 (-6%)	10mo	$220,100	$204	57

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

Projected returns pro-forma

-3.0% appreciation · 5.46% rent growth · sell at horizon

5-year hold

• IRR: -9.7%
• Equity multiple: 0.64×
• Total profit: $-15,252
• Equity at exit: $22,365

10-year hold

• IRR: 2.6%
• Equity multiple: 1.20×
• Total profit: $8,599
• Equity at exit: $12,969

Cash invested: $42,000 (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 26505

• Home prices YoY: -31.9%
• Rents YoY: 5.5%
• Active inventory: 119
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,339 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$119 /mo · $1,432/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $89

Break-even live

Break-even rent $1,226

Max offer price $150,000

Occupancy floor 88%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $150,000 Active 65 DOM
2. 2026-06-18
   days on market $150,000 Active 64 DOM
3. 2026-06-17
   days on market $150,000 Active 63 DOM
4. 2026-06-16
   days on market $150,000 Active 62 DOM
5. 2026-06-15
   days on market $150,000 Active 61 DOM
6. 2026-06-14
   days on market $150,000 Active 59 DOM
7. 2026-06-13
   days on market $150,000 Active 58 DOM
8. 2026-06-10
   days on market $150,000 Active 56 DOM
9. 2026-06-09
   days on market $150,000 Active 55 DOM
10. 2026-06-08
    days on market $150,000 Active 54 DOM
11. 2026-06-07
    days on market $150,000 Active 53 DOM
12. 2026-06-05
    days on market $150,000 Active 50 DOM
13. 2026-06-03
    days on market $150,000 Active 49 DOM
14. 2026-06-02
    days on market $150,000 Active 48 DOM
15. 2026-06-01
    days on market $150,000 Active 47 DOM
16. 2026-05-31
    days on market $150,000 Active 46 DOM
17. 2026-05-30
    days on market $150,000 Active 45 DOM
18. 2026-05-08
    status Active 1036-char remark

    Show marketing remark (1036 chars)

    Charming 2-story home in the Sabraton area of Morgantown offering space, privacy, and flexibility. Situated on approximately 0.70 acres across 5 city lots, this property provides a rare opportunity for extra room to spread out while still being close to town. Built in 1913, the home features 3 bedrooms and 1 full bath with approximately 1,200 finished square feet above grade. The main level includes a spacious living room, dining area, and additional gathering space. The kitchen and laundry offer durable laminate flooring, while brand new carpet and fresh paint throughout give the home a clean, move-in ready feel. Key updates include a newer roof (approx. 5 years old) and furnace (approx. 4 years old), offering added peace of mind. Home has been used as a rental and is being sold as-is. Conveniently located just minutes from local amenities, this property combines value, updates, and land—an increasingly hard find in Morgantown. ALL OFFERS DUE BY 4/18/2026 at 12:00pm NOON. Multiple Offer Form is in associated docs.

19. 2026-05-08
    historical Active Under Contract 1036-char remark

    Show marketing remark (1036 chars)

    Charming 2-story home in the Sabraton area of Morgantown offering space, privacy, and flexibility. Situated on approximately 0.70 acres across 5 city lots, this property provides a rare opportunity for extra room to spread out while still being close to town. Built in 1913, the home features 3 bedrooms and 1 full bath with approximately 1,200 finished square feet above grade. The main level includes a spacious living room, dining area, and additional gathering space. The kitchen and laundry offer durable laminate flooring, while brand new carpet and fresh paint throughout give the home a clean, move-in ready feel. Key updates include a newer roof (approx. 5 years old) and furnace (approx. 4 years old), offering added peace of mind. Home has been used as a rental and is being sold as-is. Conveniently located just minutes from local amenities, this property combines value, updates, and land—an increasingly hard find in Morgantown. ALL OFFERS DUE BY 4/18/2026 at 12:00pm NOON. Multiple Offer Form is in associated docs.

20. 2026-05-05
    status Active 1036-char remark

    Show marketing remark (1036 chars)

    Charming 2-story home in the Sabraton area of Morgantown offering space, privacy, and flexibility. Situated on approximately 0.70 acres across 5 city lots, this property provides a rare opportunity for extra room to spread out while still being close to town. Built in 1913, the home features 3 bedrooms and 1 full bath with approximately 1,200 finished square feet above grade. The main level includes a spacious living room, dining area, and additional gathering space. The kitchen and laundry offer durable laminate flooring, while brand new carpet and fresh paint throughout give the home a clean, move-in ready feel. Key updates include a newer roof (approx. 5 years old) and furnace (approx. 4 years old), offering added peace of mind. Home has been used as a rental and is being sold as-is. Conveniently located just minutes from local amenities, this property combines value, updates, and land—an increasingly hard find in Morgantown. ALL OFFERS DUE BY 4/18/2026 at 12:00pm NOON. Multiple Offer Form is in associated docs.

21. 2026-04-18
    historical Active Under Contract 1036-char remark

    Show marketing remark (1036 chars)

    Charming 2-story home in the Sabraton area of Morgantown offering space, privacy, and flexibility. Situated on approximately 0.70 acres across 5 city lots, this property provides a rare opportunity for extra room to spread out while still being close to town. Built in 1913, the home features 3 bedrooms and 1 full bath with approximately 1,200 finished square feet above grade. The main level includes a spacious living room, dining area, and additional gathering space. The kitchen and laundry offer durable laminate flooring, while brand new carpet and fresh paint throughout give the home a clean, move-in ready feel. Key updates include a newer roof (approx. 5 years old) and furnace (approx. 4 years old), offering added peace of mind. Home has been used as a rental and is being sold as-is. Conveniently located just minutes from local amenities, this property combines value, updates, and land—an increasingly hard find in Morgantown. ALL OFFERS DUE BY 4/18/2026 at 12:00pm NOON. Multiple Offer Form is in associated docs.

22. 2026-04-15
    listed $150,000 Active 1036-char remark

    Show marketing remark (1036 chars)

    Charming 2-story home in the Sabraton area of Morgantown offering space, privacy, and flexibility. Situated on approximately 0.70 acres across 5 city lots, this property provides a rare opportunity for extra room to spread out while still being close to town. Built in 1913, the home features 3 bedrooms and 1 full bath with approximately 1,200 finished square feet above grade. The main level includes a spacious living room, dining area, and additional gathering space. The kitchen and laundry offer durable laminate flooring, while brand new carpet and fresh paint throughout give the home a clean, move-in ready feel. Key updates include a newer roof (approx. 5 years old) and furnace (approx. 4 years old), offering added peace of mind. Home has been used as a rental and is being sold as-is. Conveniently located just minutes from local amenities, this property combines value, updates, and land—an increasingly hard find in Morgantown. ALL OFFERS DUE BY 4/18/2026 at 12:00pm NOON. Multiple Offer Form is in associated docs.

23. 2017-12-07
    soldstatus $70,000

ⓘ 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: $1,432 · $119/mo
• Projected year-2 tax: $1,432 · $119/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°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: $16,065
• − Mortgage interest: −$8,402
• − Property taxes: −$1,432
• − Insurance: −$750
• − Repairs & maintenance: −$1,285
• − Management: −$1,285
• − Depreciation: −$4,364
• Taxable loss: −$1,453
• Est. tax savings @ 24.0%: +$349
• After-tax cash flow: $1,419/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: Monongalia County Schools
• NCES district ID: 5400930
• Math proficiency: 45% ▼ -5.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $43,820
• Composite: 41.34/100
• National rank: #3503
• State rank: #1 of 55 in WV

Livability — Morgantown

• Score: 84/100
• State rank: #5
• US rank: #674

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Morgantown, WV
• County: Monongalia County · 97,252 people
• City population: 97,252
• Metro: Morgantown, WV
• Population (ZIP): 37,492
• Household income: $45,536
• Rent vs Own: 67.5% rent · 32.5% own
• Severe rent burden: 3256.0

Population outlook (Monongalia County) Hauer SSP2

• Today (2025): 122,188 people
• By 2030: 131,536 · +7.7%
• By 2040: 149,777 · +22.6%
• By 2050: 168,245 · +37.7%
• By 2075: 207,979 · +70.2%
• By 2100: 239,430 · +96.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Asian 6% Two or more races 5% Black 4% Hispanic / Latino 3%
• Common ancestry: Romanian 5% Slovak 3% Italian 2%
• Foreign-born: 10% · China, Canada, Vietnam
• Languages at home: 88% English-only · Arabic 3% Other Indo-European 2% Chinese 2%

Political lean MEDSL · Monongalia

• 2024 margin: Toss-up / Even · D 46.5% · R 50.9% · Other 2.7%
• 2008→2024 swing: -8.2pp toward R · 2008: 3.9pp · 2024: -4.4pp
• All cycles: 2024: R+4.4 2020: R+1.2 2016: R+10.4 2012: R+9.7 2008: D+3.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -100.05%
• Current HPI: 213.749
• Rent YoY: ▲ 5.46%
• Metro: Morgantown, WV
• State GDP YoY: —
• F500 in state: 0

Price history

+114.3% since first listed

6 events — show timeline

• 2026-05-08 Relisted — NCWVREIN
• 2026-05-08 Contingent — NCWVREIN
• 2026-05-05 Relisted — NCWVREIN
• 2026-04-18 Contingent — NCWVREIN
• 2026-04-15 Listed $150,000 NCWVREIN
• 2017-12-07 Sold (Public Records) $70,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $1,432 · +0.2% YoY. Source: county tax records.