102 W High St · Terra Alta, WV 26764

$25,260

3 bd · 1.0 ba · 1,568 sqft · SingleFamily · 283 Days on market

Built 1910 ↓ 13% since listing

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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 +5.9/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

As-Is Opportunity – Cash Buyers Only This property is being offered strictly as-is, presenting an excellent opportunity for a fixer-upper buyer or budget-conscious investor ready to bring it back to life—whether as a residence, rental, or flip. The home needs some TLC and will be sold in its current condition, as the owner is not local and unable to manage updates. With a little work, this property has great potential for the right buyer.

Key facts

• Built 1910
• Listed 282 days

Property features AI

Exterior

• Parking: No parking listed
• Utilities: Public water
• Home design: Detached single-family residence; Two-story
• Exterior features: Sloped lot

Interior

• Bathrooms: One full bathroom
• Heating & cooling: No heating system listed
• Interior features: Seven total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $25k).
• Recommended offer: $22k (12.0% below list) — sets the bar for market timing.
• Cap rate 78.4% vs local median 5.7% in Terra Alta — 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 61/100 on livability (#196 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.
• Preston County Schools (rural): math 22% / reading 33% proficiency, ranked #39 of 55 in WV (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Terra Alta/East Preston School (math 20% / reading 29%, grade F, #287 of 377 statewide, top 85%, 310 students, 0% FRL); Preston High School (math 10% / reading 32%, grade F, #100 of 110 statewide, top 91%, 1,178 students, 0% FRL) — zoned schools average 0% FRL vs 43% district-wide (43 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 97 active listings in the ZIP; 2 units permitted in Preston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $605 of equity ($175 loan paydown + $430 appreciation (1.7% local appreciation)).
• Preston County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.7% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 283 days — a 12% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $4k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $22,228 (12.0% below list)

Questions for the listing agent

1. It's been on market 283 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 1910 — 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 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. 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?
7. 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.
8. 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.
9. 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: 8.48% ✓
• Cap rate: 78.37%
• Cash-on-cash: 257.43%
• DSCR: 12.45
• GRM: 1.0

CMA / ARV

• ARV (on-the-fly): $167,776
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
303 E State Ave	0.19mi	2/1.0 (-1)	1,449 (-8%)	0mo	$162,900	$112	73
106 Caldwell St	0.42mi	3/1.5	1,587 (+1%)	9mo	$169,000	$106	69
206 W Washington Ave	0.11mi	4/2.0 (+1)	1,764 (+12%)	6mo	$15,000	$9	60
215 Maple Ave	0.46mi	3/1.0	1,490 (-5%)	19mo	$170,000	$114	54
101 Richfield Ln	0.39mi	3/1.5	1,408 (-10%)	20mo	$150,000	$107	46
304 Second St	0.48mi	3/2.0	1,372 (-12%)	20mo	$127,500	$93	37

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

Projected returns pro-forma

1.7% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 14.86×
• Total profit: $98,020
• Equity at exit: $9,557

10-year hold

• IRR: —
• Equity multiple: 31.51×
• Total profit: $215,779
• Equity at exit: $13,457

Cash invested: $7,073 (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 26764

• Home prices YoY: 0.6%
• Active inventory: 97
• Price-to-rent: 1.0×

Monthly cashflow live

• Estimated rent: $2,142 medium
• Mortgage (P&I): −$132
• Tax est. 1.5%: −$32 /mo · $379/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $1,517

Break-even live

Break-even rent $221

Max offer price $25,260

Occupancy floor 24%

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: $6,315
• Closing costs: $758
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $25,260 Active 283 DOM
2. 2026-06-18
   days on market $25,260 Active 282 DOM
3. 2026-06-17
   days on market $25,260 Active 281 DOM
4. 2026-06-16
   days on market $25,260 Active 280 DOM
5. 2026-06-15
   days on market $25,260 Active 279 DOM
6. 2026-06-14
   days on market $25,260 Active 277 DOM
7. 2026-06-13
   days on market $25,260 Active 276 DOM
8. 2026-06-10
   days on market $25,260 Active 274 DOM
9. 2026-06-09
   days on market $25,260 Active 273 DOM
10. 2026-06-08
    days on market $25,260 Active 272 DOM
11. 2026-06-07
    days on market $25,260 Active 271 DOM
12. 2026-06-03
    days on market $25,260 Active 267 DOM
13. 2026-06-02
    days on market $25,260 Active 266 DOM
14. 2026-06-01
    days on market $25,260 Active 265 DOM
15. 2026-05-31
    days on market $25,260 Active 264 DOM
16. 2026-05-30
    days on market $25,260 Active 263 DOM
17. 2026-05-07
    price $25,260
18. 2026-04-27
    status Active
19. 2026-04-22
    historical Active Under Contract
20. 2025-09-09
    listed $29,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥88°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,699
• − Mortgage interest: −$1,415
• − Property taxes: −$379
• − Insurance: −$126
• − Repairs & maintenance: −$2,056
• − Management: −$2,056
• − Depreciation: −$735
• Taxable income: $18,932
• Est. tax owed @ 24.0%: −$4,544
• After-tax cash flow: $13,664/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: Preston County Schools
• NCES district ID: 5401170
• Math proficiency: 22% ▼ -8.00%
• Reading proficiency: 33% ▼ -6.00%
• Median HH income: $43,997
• Composite: 23.51/100
• National rank: #7869
• State rank: #39 of 55 in WV

Livability — Terra Alta

• Score: 61/100
• State rank: #196
• US rank: #17622

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Terra Alta, WV
• Population (ZIP): 4,349

Population outlook (Preston County) Hauer SSP2

• Today (2025): 33,786 people
• By 2030: 33,618 · -0.5%
• By 2040: 32,953 · -2.5%
• By 2050: 32,131 · -4.9%
• By 2075: 30,774 · -8.9%
• By 2100: 27,037 · -20.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 7%
• Common ancestry: Slovak 4% Italian 2% Lithuanian 2%
• Foreign-born: 0%

Political lean MEDSL · Preston

• 2024 margin: Solid R (+57.0) · D 20.5% · R 77.5% · Other 2.1%
• 2008→2024 swing: -30.5pp toward R · 2008: -26.5pp · 2024: -57.0pp
• All cycles: 2024: R+57.0 2020: R+55.1 2016: R+55.8 2012: R+44.4 2008: R+26.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.70%
• Current HPI: 294.2344
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-12.9% since first listed

4 events — show timeline

• 2026-05-07 Price Changed $25,260 NCWVREIN
• 2026-04-27 Relisted — NCWVREIN
• 2026-04-22 Contingent — NCWVREIN
• 2025-09-09 Listed $29,000 NCWVREIN