61 Saint Clairs Vlg · Morgantown, WV 26505

$55,700

3 bd · 2.0 ba · 960 sqft · SingleFamily · 51 Days on market

Good condition 5,227 sqft lot $58/sqft · at area comps Est $55k · 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 +6.9/15.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• Rent growth +3.9/5.0
• Appreciation +0.0/10.0

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. * * Please note that Lot rent is $495 a month * *

Key facts

• 5,227 sq ft lot
• 2 parking spots
• Listed 50 days

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 water; Public sewer
• Home design: Manufactured home; Land lease ownership; Construction not completed; Combination construction materials
• Construction: Combination construction materials; Above grade structure
• Exterior features: Above grade other structures; Not in a federal flood zone; In city limits; Directions: Bakers Ridge to St. Clairs Village (unit number on the side of the trailer)

Interior

• Kitchen: Built-in range; Cooktop; Dishwasher; Exhaust fan; Refrigerator
• 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 heating; Heat pump(s); Electric heating fuel; Central air conditioning (electric)
• Interior features: Excellent condition; Living Room; Dining Room; Laundry
• Laundry & utility: Laundry area present; Electric hot water

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $613 ($7k/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: $54k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.5% 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; 1 comparable units currently listed for rent nearby; 23 units permitted in Monongalia County in 2024 (15 in 5+ unit buildings).
• This rent runs 33% 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 $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 ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($54k) is reasonable based on typical stale-listing flexibility.

Recommended offer $54,029 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.27% ✓
• Cap rate: 19.50%
• Cash-on-cash: 47.16%
• DSCR: 3.10
• GRM: 3.7

CMA / ARV

• ARV (median comp): $55,000
• List price: $55,700
• Delta: 1.27%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
47 Saint Clairs Vlg	0.02mi	3/2.0	960 (0%)	4mo	$60,000	$63	95
65 Saint Clairs Vlg	0.02mi	2/2.0 (-1)	855 (-11%)	4mo	$55,000	$64	73
89 Saint Clairs Vlg	0.04mi	2/2.0 (-1)	855 (-11%)	4mo	$55,000	$64	71

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: 47.3%
• Equity multiple: 3.13×
• Total profit: $33,235
• Equity at exit: $8,305

10-year hold

• IRR: 54.0%
• Equity multiple: 6.97×
• Total profit: $93,110
• 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: 119
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,263 medium
• Mortgage (P&I): −$292
• Tax est. 1.5%: −$70 /mo · $836/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $613

Break-even live

Break-even rent $487

Max offer price $55,700

Occupancy floor 46%

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
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	44d	18	0.26mi

Listing history 18 events

1. 2026-06-19
   days on market $55,700 Active 51 DOM
2. 2026-06-18
   days on market $55,700 Active 50 DOM
3. 2026-06-17
   days on market $55,700 Active 49 DOM
4. 2026-06-16
   days on market $55,700 Active 48 DOM
5. 2026-06-15
   days on market $55,700 Active 47 DOM
6. 2026-06-14
   days on market $55,700 Active 45 DOM
7. 2026-06-13
   days on market $55,700 Active 44 DOM
8. 2026-06-10
   days on market $55,700 Active 42 DOM
9. 2026-06-09
   days on market $55,700 Active 41 DOM
10. 2026-06-08
    days on market $55,700 Active 40 DOM
11. 2026-06-07
    days on market $55,700 Active 39 DOM
12. 2026-06-05
    days on market $55,700 Active 36 DOM
13. 2026-06-03
    days on market $55,700 Active 35 DOM
14. 2026-06-02
    days on market $55,700 Active 34 DOM
15. 2026-06-01
    days on market $55,700 Active 33 DOM
16. 2026-05-31
    days on market $55,700 Active 32 DOM
17. 2026-05-30
    days on market $55,700 Active 31 DOM
18. 2026-04-29
    listed $55,700 Active 506-char remark

ⓘ 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: $15,158
• − Mortgage interest: −$3,120
• − Property taxes: −$836
• − Insurance: −$278
• − Repairs & maintenance: −$1,213
• − Management: −$1,213
• − Depreciation: −$1,620
• Taxable income: $6,878
• Est. tax owed @ 24.0%: −$1,651
• After-tax cash flow: $5,705/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

Renovation cost estimate screening

Value-add ROI direction

• 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 ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• 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

1 event — show timeline

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