86 Water St · Salem, WV 26426

$78,000

3 bd · 1.5 ba · 1,086 sqft · SingleFamily public records · 117 Days on market

Built 1920 0.29 ac lot Est $101k · 23% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Appreciation +6.9/10.0
• Livability +3.3/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Convenient to US 50 , 8 miles to Clarksburg and 10miles to I-79 This home features metal roof, thermal pane windows, all new water supply lines, and 200 AMP electric service. Sun porch would make the perfect mudroom.

Key facts

• Double lot
• Enclosed porch
• 0.29 acre lot

Tags

• ENCLOSED PORCH
• DOUBLE LOT

Property features AI

Exterior

• Security: Smoke detectors
• Utilities: Cable available
• Home design: Single family residence; Two stories
• Construction: Brick, plaster, and vinyl siding; Metal roof
• Exterior features: Porch

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Laminate; Tile; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Window unit cooling
• Interior features: Eat-in kitchen; Storm windows

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $296 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($972 rent vs $78k).
• Recommended offer: $71k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#106 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, schools F, amenities F.
• Harrison County Schools (town): math 29% / reading 43% proficiency, ranked #12 of 55 in WV (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 13 active listings in the ZIP; 84 units permitted in Harrison County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($539 loan paydown + $3k appreciation (3.8% local appreciation)).
• Harrison County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($71k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago 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 $60k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,980 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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. 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: 1.25% ✓
• Cap rate: 10.84%
• Cash-on-cash: 16.25%
• DSCR: 1.72
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $100,998
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 Valley St	0.12mi	3/2.0	1,104 (+2%)	8mo	$188,000	$170	83
54 Bruce St	0.32mi	3/2.0	1,024 (-6%)	9mo	$120,000	$117	66
81 Wilson Rd	0.51mi	2/1.0 (-1)	945 (-13%)	3mo	$88,000	$93	45
73 Walnut St	0.64mi	3/1.0	1,199 (+10%)	7mo	$35,000	$29	45
71 Oak St	0.66mi	3/1.5	1,147 (+6%)	21mo	$45,000	$39	42

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

Projected returns pro-forma

3.8% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.4%
• Equity multiple: 2.44×
• Total profit: $31,546
• Equity at exit: $38,629

10-year hold

• IRR: 24.6%
• Equity multiple: 4.75×
• Total profit: $81,884
• Equity at exit: $62,460

Cash invested: $21,840 (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 26426

• Home prices YoY: 2.2%
• Active inventory: 13
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $972 medium
• Mortgage (P&I): −$409
• Tax from tax record: −$31 /mo · $368/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $296

Break-even live

Break-even rent $598

Max offer price $78,000

Occupancy floor 65%

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $78,000 Active 117 DOM
2. 2026-06-18
   days on market $78,000 Active 116 DOM
3. 2026-06-17
   days on market $78,000 Active 115 DOM
4. 2026-06-16
   days on market $78,000 Active 114 DOM
5. 2026-06-15
   days on market $78,000 Active 113 DOM
6. 2026-06-14
   days on market $78,000 Active 111 DOM
7. 2026-06-12
   days on market $78,000 Active 110 DOM
8. 2026-06-09
   days on market $78,000 Active 107 DOM
9. 2026-06-08
   days on market $78,000 Active 106 DOM
10. 2026-06-07
    days on market $78,000 Active 105 DOM
11. 2026-06-05
    days on market $78,000 Active 102 DOM
12. 2026-06-03
    days on market $78,000 Active 101 DOM
13. 2026-06-02
    days on market $78,000 Active 100 DOM
14. 2026-06-01
    days on market $78,000 Active 99 DOM
15. 2026-05-31
    days on market $78,000 Active 98 DOM
16. 2026-05-30
    days on market $78,000 Active 97 DOM
17. 2026-04-02
    price $78,000
18. 2026-02-22
    listed $80,000 Active
19. 2023-12-13
    soldstatus $59,900
20. 2023-11-13
    soldstatus $59,900 216-char remark

    Show marketing remark (216 chars)

    Convenient to US 50 , 8 miles to Clarksburg and 10miles to I-79 This home features metal roof, thermal pane windows, all new water supply lines, and 200 AMP electric service. Sun porch would make the perfect mudroom.

21. 2023-08-18
    listed $59,900 216-char remark

    Show marketing remark (216 chars)

    Convenient to US 50 , 8 miles to Clarksburg and 10miles to I-79 This home features metal roof, thermal pane windows, all new water supply lines, and 200 AMP electric service. Sun porch would make the perfect mudroom.

22. 1989-10-06
    soldstatus $7,100

ⓘ 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: $368 · $31/mo
• Projected year-2 tax: $460 · $38/mo
• Expected delta: +$92/yr (+$8/mo · 24.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,665
• − Mortgage interest: −$4,369
• − Property taxes: −$368
• − Insurance: −$390
• − Repairs & maintenance: −$933
• − Management: −$933
• − Depreciation: −$2,269
• Taxable income: $2,402
• Est. tax owed @ 24.0%: −$576
• After-tax cash flow: $2,972/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: Harrison County Schools
• NCES district ID: 5400510
• Math proficiency: 29% ▼ -10.00%
• Reading proficiency: 43% ▼ -3.00%
• Median HH income: $43,269
• Composite: 30.48/100
• National rank: #6222
• State rank: #12 of 55 in WV

Livability — Salem

• Score: 66/100
• State rank: #106
• US rank: #11585

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Salem, WV
• City population: 7,302
• Population (ZIP): 7,302

Population outlook (Harrison County) Hauer SSP2

• Today (2025): 67,273 people
• By 2030: 65,963 · -1.9%
• By 2040: 63,033 · -6.3%
• By 2050: 59,999 · -10.8%
• By 2075: 52,524 · -21.9%
• By 2100: 42,654 · -36.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 1% Two or more races 1%
• Common ancestry: Serbian 3% Romanian 2% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Other Indo-European 1%

Political lean MEDSL · Harrison

• 2024 margin: Solid R (+41.0) · D 28.5% · R 69.4% · Other 2.1%
• 2008→2024 swing: -27.6pp toward R · 2008: -13.3pp · 2024: -41.0pp
• All cycles: 2024: R+41.0 2020: R+37.6 2016: R+39.5 2012: R+23.5 2008: R+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.80%
• Current HPI: 174.3458
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+998.6% since first listed

6 events — show timeline

• 2026-04-02 Price Changed $78,000 KVBOR
• 2026-02-22 Listed $80,000 KVBOR
• 2023-12-13 Sold (Public Records) $59,900 Public Records
• 2023-11-13 Sold (MLS) $59,900 NCWVREIN
• 2023-08-18 Listed $59,900 NCWVREIN
• 1989-10-06 Sold (Public Records) $7,100 Public Records

Property tax history

+3.0%/yr

Latest (2025): $368 · +6.7% YoY. Source: county tax records.