561 Alley Addition St · Pine Grove, WV 26419

$59,900

3 bd · 1.0 ba · 1,491 sqft · SingleFamily public records · 86 Days on market

Built 1900 4,792 sqft lot ↓ 14% since listing

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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 +7.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

Newer metal roof , furnace , air . Master bedroom has a walk in closet . Parking in the front of the house and the back of the house .

Key facts

• Metal roof
• Parking in the back
• Parking in the front

Tags

• METAL ROOF
• WALK IN CLOSET
• PARKING IN THE FRONT
• PARKING IN THE BACK

Property features AI

Finance

• Other: Property type: Residential

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Contemporary style; 2 stories
• Construction: Aluminum siding; Metal roof
• Exterior features: Porch; Sloped lot

Interior

• Kitchen: Range; Refrigerator
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Range; Refrigerator; Gas water heater; Hardwood flooring; 6 total rooms
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $496 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#190 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D, schools F.
• Wetzel County Schools (town): math 25% / reading 33% proficiency, ranked #36 of 55 in WV (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 1 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($414 loan paydown + $3k appreciation (4.8% local appreciation)).
• Wetzel County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.8% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $56,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.96% ✓
• Cap rate: 17.57%
• Cash-on-cash: 40.26%
• DSCR: 2.79
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $134,190
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
573 Alley Addition St	0.01mi	4/2.0 (+1)	1,480 (-1%)	18mo	$17,500	$12	74
241 Mayfield St	0.31mi	3/1.0	1,311 (-12%)	14mo	$118,000	$90	54

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

Projected returns pro-forma

4.81% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 43.9%
• Equity multiple: 3.67×
• Total profit: $44,790
• Equity at exit: $33,251

10-year hold

• IRR: 42.0%
• Equity multiple: 7.47×
• Total profit: $108,459
• Equity at exit: $56,820

Cash invested: $16,772 (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 26419

• Home prices YoY: 4.2%
• Active inventory: 1
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,177 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$28 /mo · $334/yr
• Insurance: −$25
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $496

Break-even live

Break-even rent $549

Max offer price $59,900

Occupancy floor 53%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $59,900 Active 86 DOM
2. 2026-06-17
   days on market $59,900 Active 85 DOM
3. 2026-06-16
   days on market $59,900 Active 84 DOM
4. 2026-06-15
   days on market $59,900 Active 83 DOM
5. 2026-06-15
   days on market $59,900 Active 82 DOM
6. 2026-06-13
   days on market $59,900 Active 81 DOM
7. 2026-06-12
   days on market $59,900 Active 80 DOM
8. 2026-06-09
   days on market $59,900 Active 77 DOM
9. 2026-06-08
   days on market $59,900 Active 76 DOM
10. 2026-06-08
    days on market $59,900 Active 75 DOM
11. 2026-06-07
    days on market $59,900 Active 74 DOM
12. 2026-06-04
    days on market $59,900 Active 72 DOM
13. 2026-06-03
    days on market $59,900 Active 71 DOM
14. 2026-06-02
    days on market $59,900 Active 70 DOM
15. 2026-06-01
    days on market $59,900 Active 69 DOM
16. 2026-05-31
    days on market $59,900 Active 68 DOM
17. 2026-05-16
    price $59,900
18. 2026-04-14
    price $64,900
19. 2026-03-24
    listed $69,900 Active

ⓘ 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: $334 · $28/mo
• Projected year-2 tax: $353 · $29/mo
• Expected delta: +$20/yr (+$2/mo · 5.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,121
• − Mortgage interest: −$3,355
• − Property taxes: −$334
• − Insurance: −$1,097
• − Repairs & maintenance: −$1,130
• − Management: −$1,130
• − Depreciation: −$1,743
• Taxable income: $5,333
• Est. tax owed @ 24.0%: −$1,280
• After-tax cash flow: $4,675/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: Wetzel County Schools
• NCES district ID: 5401560
• Math proficiency: 25% ▼ -11.00%
• Reading proficiency: 33% ▼ -8.00%
• Median HH income: $38,296
• Composite: 24.22/100
• National rank: #7726
• State rank: #36 of 55 in WV

Livability — Pine Grove

• Score: 62/100
• State rank: #190
• US rank: #17102

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pine Grove, WV
• Population (ZIP): 673

Population outlook (Wetzel County) Hauer SSP2

• Today (2025): 14,127 people
• By 2030: 13,248 · -6.2%
• By 2040: 11,611 · -17.8%
• By 2050: 10,193 · -27.8%
• By 2075: 7,753 · -45.1%
• By 2100: 5,922 · -58.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2%
• Common ancestry: Romanian 5% Italian 1%

Political lean MEDSL · Wetzel

• 2024 margin: Solid R (+55.5) · D 21.0% · R 76.5% · Other 2.5%
• 2008→2024 swing: -49.3pp toward R · 2008: -6.2pp · 2024: -55.5pp
• All cycles: 2024: R+55.5 2020: R+51.8 2016: R+50.3 2012: R+21.6 2008: R+6.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.81%
• Current HPI: 118.8663
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-14.3% since first listed

3 events — show timeline

• 2026-05-16 Price Changed $59,900 WBOR
• 2026-04-14 Price Changed $64,900 WBOR
• 2026-03-24 Listed $69,900 WBOR

Property tax history

+3.7%/yr

Latest (2025): $334 · +10.7% YoY. Source: county tax records.