61 Saint Clairs Vlg · Morgantown, WV 26505

$55,700

3 bd · 2.0 ba · 960 sqft · Manufactured · 147 Days on market

Manufactured home Good condition 5,227 sqft lot Garage $58/sqft · at area comps Est $58k · at est.

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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 +8.9/15.0
• Schools +5.7/10.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Rent growth +3.9/5.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -6.3

Listing remarks

LAST UNIT AVAILABLE in Saint Clair's Village. Quality, affordable living in Morgantown. Brand new/ never lived in. Just minutes from the university, hospitals, shopping, and the interstate. Open floor plan including the kitchen, living room, and dining area. There is also a separate laundry room, three good size bedrooms, and two full bathrooms. Outside there is parking and a nice, level yard. Call today to schedule a time to see this beautiful home.

Key facts

• 5,227 sq ft lot
• 2 parking spots
• Listed 147 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $56k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $450 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $56k).
• Recommended offer: $49k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.0% vs local median 3.4% 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: 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.
• Zoned schools: North Elementary School (math 57% / reading 62%, grade B-, #15 of 377 statewide, top 5%, 584 students, 0% FRL); Suncrest Middle School (math 46% / reading 57%, grade C, #4 of 109 statewide, top 3%, 501 students, 0% FRL); Morgantown High School (math 49% / reading 73%, grade C+, #2 of 110 statewide, top 1%, 1,859 students, 0% FRL) — zoned schools average 0% FRL vs 32% district-wide (32 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+5.5%/yr); 164 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 23 units permitted in Monongalia County in 2024 (15 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $385 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 5.5% rent growth), your $16k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($49k) is reasonable based on typical stale-listing flexibility.

Recommended offer $49,016 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.90% ✓
• Cap rate: 15.98%
• Cash-on-cash: 34.60%
• DSCR: 2.54
• GRM: 4.4

CMA / ARV

• ARV (median comp): $57,500
• List price: $55,700
• Delta: -3.13%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
65 Saint Clairs Vlg	0.02mi	2/2.0 (-1)	855 (-11%)	7mo	$55,000	$64	70
1693 Van Voorhis Rd	0.31mi	2/1.5 (-1)	1,025 (+7%)	4mo	$215,000	$210	63
1697 Van Voorhis	0.31mi	2/1.5 (-1)	1,025 (+7%)	5mo	$199,000	$194	63
537 Milford St	1.33mi	3/1.0	1,056 (+10%)	1mo	$232,250	$220	44
2418 Suncrest Cir	1.32mi	2/2.0 (-1)	1,064 (+11%)	3mo	$275,000	$258	39
1211 Suncrest Cir	1.13mi	2/2.0 (-1)	1,080 (+12%)	2mo	$277,500	$257	38
1211 Suncrest Cir	1.13mi	2/2.0 (-1)	1,080 (+12%)	4mo	$275,000	$255	36
1817 Suncrest Cir	1.13mi	2/2.0 (-1)	1,128 (+18%)	1mo	$277,500	$246	34
2417 Suncrest Vlg	1.31mi	2/2.0 (-1)	1,124 (+17%)	3mo	$270,000	$240	33
2637 Suncrest	1.30mi	2/2.0 (-1)	1,149 (+20%)	4mo	$255,000	$222	31
990 Northwestern Ave Unit H	1.25mi	2/1.5 (-1)	1,116 (+16%)	5mo	$221,000	$198	29
1236 Van Voorhis Unit B-9	0.84mi	2/1.5 (-1)	1,160 (+21%)	7mo	$160,000	$138	27

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: 32.8%
• Equity multiple: 2.43×
• Total profit: $22,308
• Equity at exit: $8,305

10-year hold

• IRR: 41.2%
• Equity multiple: 5.36×
• Total profit: $67,928
• Equity at exit: $4,816

Cash invested: $15,596 (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: 164
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,056 high
• Mortgage (P&I): −$292
• Tax est. 1.5%: −$70 /mo · $836/yr
• Insurance: −$23
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $450

Break-even live

Break-even rent $487

Max offer price $55,700

Occupancy floor 52%

Sensitivity live

Price	-10% $488	-5% $469	+0% $450	+5% $430	+10% $411
Rent	-10% $366	-5% $408	+0% $450	+5% $491	+10% $533
Rate	-1.0pp $478	-0.5pp $464	base $450	+0.5pp $435	+1.0pp $421

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: $13,925
• Closing costs: $1,671
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
205 Glen Abbey Ln Morgantown, WV	1.0–3.0	1.0–1.5	879	$1,175	$1.34	139d	18	0.26mi
205 Glen Abbey Ln Morgantown, WV	1.0–3.0	1.0–1.5	1025	$1,345	$1.31	2d	8	0.26mi
979 W Run Rd Morgantown, WV	2.0	1.0	854	$1,099	$1.29	2d	3	0.32mi
1000 Mountain Valley Dr Morgantown, WV	1.0–3.0	1.0–3.0	927	$1,455	$1.57	2d	1	0.54mi
350 Wedgewood Dr Morgantown, WV	3.0–4.0	2.0–3.0	1190	$1,680	$1.41	2d	1	0.71mi
112 Ellen Ln Unit 104 Morgantown, WV	2.0	1.5	1000	$825	$0.82	5d	1	0.92mi

Property features AI

Finance

• Other: Pets allowed (dogs and cats okay)
• Financial info: Not applicable
• HOA & community: Monthly land lease of $495 (approximately 3 years remaining)

Exterior

• Parking: Off-street parking with 2 spaces (total 2 garage/parking spaces)
• Utilities: Public waterPublic sewer
• Home design: Manufactured homeLand lease ownershipConstruction not completedCombination construction materials
• Construction: Combination construction materialsAbove grade structure
• Exterior features: Above grade other structuresNot in a federal flood zoneIn city limitsDirections: Bakers Ridge to St. Clairs Village (unit number on the side of the trailer)

Interior

• Kitchen: Built-in rangeCooktopDishwasherExhaust fanRefrigerator
• Bedrooms: 3 bedrooms on the main level (Bedroom 1, Bedroom 2, Bedroom 3)
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: 90% forced air heatingHeat pump(s)Electric heating fuelCentral air conditioning (electric)
• Interior features: Excellent conditionLiving RoomDining RoomLaundry
• Laundry & utility: Laundry area presentElectric hot water

Listing history 50 events

1. 2026-09-24
   days on market $55,700 Active 147 DOM
2. 2026-09-22
   days on market $55,700 Active 146 DOM
3. 2026-09-21
   days on market $55,700 Active 145 DOM
4. 2026-09-20
   days on market $55,700 Active 144 DOM
5. 2026-09-18
   days on market $55,700 Active 142 DOM
6. 2026-09-17
   days on market $55,700 Active 141 DOM
7. 2026-09-16
   days on market $55,700 Active 140 DOM
8. 2026-09-15
   days on market $55,700 Active 139 DOM
9. 2026-09-14
   days on market $55,700 Active 138 DOM
10. 2026-09-13
    days on market $55,700 Active 137 DOM
11. 2026-09-12
    days on market $55,700 Active 136 DOM
12. 2026-09-11
    days on market $55,700 Active 135 DOM
13. 2026-09-05
    days on market $55,700 Active 129 DOM
14. 2026-09-04
    days on market $55,700 Active 128 DOM
15. 2026-09-03
    days on market $55,700 Active 127 DOM
16. 2026-09-02
    days on market $55,700 Active 126 DOM
17. 2026-08-30
    days on market $55,700 Active 123 DOM
18. 2026-08-29
    days on market $55,700 Active 122 DOM
19. 2026-08-28
    days on market $55,700 Active 121 DOM
20. 2026-08-27
    days on market $55,700 Active 120 DOM
21. 2026-08-25
    days on market $55,700 Active 118 DOM
22. 2026-08-24
    days on market $55,700 Active 117 DOM
23. 2026-08-23
    days on market $55,700 Active 116 DOM
24. 2026-08-22
    days on market $55,700 Active 115 DOM
25. 2026-08-21
    days on market $55,700 Active 114 DOM
26. 2026-08-20
    days on market $55,700 Active 113 DOM
27. 2026-08-19
    days on market $55,700 Active 112 DOM
28. 2026-08-18
    days on market $55,700 Active 111 DOM
29. 2026-08-17
    days on market $55,700 Active 110 DOM
30. 2026-08-16
    days on market $55,700 Active 109 DOM
31. 2026-08-15
    days on market $55,700 Active 108 DOM
32. 2026-08-14
    days on market $55,700 Active 107 DOM
33. 2026-08-13
    days on market $55,700 Active 106 DOM
34. 2026-08-12
    days on market $55,700 Active 105 DOM
35. 2026-08-11
    days on market $55,700 Active 104 DOM
36. 2026-08-10
    days on market $55,700 Active 103 DOM
37. 2026-08-09
    days on market $55,700 Active 102 DOM
38. 2026-08-08
    days on market $55,700 Active 101 DOM
39. 2026-08-07
    days on market $55,700 Active 100 DOM
40. 2026-08-06
    days on market $55,700 Active 99 DOM
41. 2026-08-05
    days on market $55,700 Active 98 DOM
42. 2026-08-04
    days on market $55,700 Active 97 DOM
43. 2026-08-03
    days on market $55,700 Active 96 DOM
44. 2026-07-31
    days on market $55,700 Active 93 DOM
45. 2026-07-29
    days on market $55,700 Active 91 DOM
46. 2026-07-27
    days on market $55,700 Active 89 DOM
47. 2026-07-25
    days on market $55,700 Active 87 DOM
48. 2026-07-24
    days on market $55,700 Active 86 DOM
49. 2026-07-23
    days on market $55,700 Active 85 DOM
50. 2026-07-22
    days on market $55,700 Active 84 DOM

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 18 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: $12,677
• − Mortgage interest: −$3,120
• − Property taxes: −$836
• − Insurance: −$278
• − Repairs & maintenance: −$1,014
• − Management: −$1,014
• − Depreciation: −$1,620
• Taxable income: $4,794
• Est. tax owed @ 24.0%: −$1,151
• After-tax cash flow: $4,245/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This move-in-ready home in Saint Clair's Village offers a great location and a fresh interior with new appliances and fixtures. It's ready for immediate occupancy and minor updates could further enhance its value.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Install new window treatments — Enhances curb appeal and interior aesthetics ↑
• Both Add landscaping — Enhances curb appeal and adds value ↑
• Both Install new light fixtures — Enhances interior aesthetics and adds value ↑

D Composite school gradezoned avg 57/100

Zoned Schools

Elementary North Elementary School B- WV #15/377 Nat'l #7,252/41,679 Middle Suncrest Middle School C WV #4/109 Nat'l #3,192/14,009 High Morgantown High School C+ WV #2/110 Nat'l #3,443/17,239

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

A Composite livability gradescore 84/100

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

• County: Monongalia County · 122,188 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: 16% of renters

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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%

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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%

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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

Property features AI

Finance

• Other: Pets allowed (dogs and cats okay)
• Financial info: Not applicable
• HOA & community: Monthly land lease of $495 (approximately 3 years remaining)

Exterior

• Parking: Off-street parking with 2 spaces (total 2 garage/parking spaces)
• Utilities: Public waterPublic sewer
• Home design: Manufactured homeLand lease ownershipConstruction not completedCombination construction materials
• Construction: Combination construction materialsAbove grade structure
• Exterior features: Above grade other structuresNot in a federal flood zoneIn city limitsDirections: Bakers Ridge to St. Clairs Village (unit number on the side of the trailer)

Interior

• Kitchen: Built-in rangeCooktopDishwasherExhaust fanRefrigerator
• Bedrooms: 3 bedrooms on the main level (Bedroom 1, Bedroom 2, Bedroom 3)
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: 90% forced air heatingHeat pump(s)Electric heating fuelCentral air conditioning (electric)
• Interior features: Excellent conditionLiving RoomDining RoomLaundry
• Laundry & utility: Laundry area presentElectric hot water

Price history

1 event — show timeline

• 2026-04-29 Listed $55,700 BRIGHT MLS