605 Sheridan St · Glenville, WV 26351

$99,000

5 bd · 1.0 ba · 1,075 sqft · SingleFamily public records · 73 Days on market

Built 1920 7,500 sqft lot ↓ 21% 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 +26.6/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Appreciation +5.7/10.0
• Livability +4.1/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This charming home features beautiful woodwork, large lot, off-street parking, and convenience to shopping, schools, including Glenville State University. Property is out of the flood plain. There is also potential to convert into two apartments if desired.

Key facts

• 7,500 sq ft lot
• Garage
• Built 1920

Property features AI

Finance

• HOA & community: Community offers golf

Exterior

• Parking: Garage (1 car); Off-street parking; On-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; 1 story
• Construction: Frame construction with vinyl siding; Shingle roof; Concrete basement
• Exterior features: Porch; Sloped lot

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: Total of 8 rooms (includes bedrooms and living spaces)
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Window air conditioning unit(s)
• Interior features: Dishwasher; Dryer; Refrigerator; Microwave; Range; Washer; Concrete basement; Porch
• Laundry & utility: Washer and Dryer included; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $93k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 82/100 on livability (#7 in WV, #1,135 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, cost of living A+; Watch: amenities D-, employment F.
• Gilmer County Schools (rural): math 25% / reading 39% proficiency, ranked #23 of 55 in WV (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Gilmer County Elementary School (math 22% / reading 27%, grade F, #287 of 377 statewide, top 85%, 343 students, 0% FRL); Gilmer County High School (math 25% / reading 47%, grade F, #39 of 110 statewide, top 36%, 449 students, 0% FRL) — zoned schools average 0% FRL vs 48% district-wide (48 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 5 active listings in the ZIP; 9 units permitted in Gilmer County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($684 loan paydown + $1k appreciation (1.5% local appreciation)).
• Gilmer County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.5% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $93,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 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 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 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?
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: 1.11% ✓
• Cap rate: 9.49%
• Cash-on-cash: 11.42%
• DSCR: 1.51
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.47% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.4%
• Equity multiple: 1.75×
• Total profit: $20,896
• Equity at exit: $36,218

10-year hold

• IRR: 17.4%
• Equity multiple: 3.21×
• Total profit: $61,141
• Equity at exit: $50,062

Cash invested: $27,720 (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 26351

• Home prices YoY: 1.0%
• Active inventory: 5
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,095 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$41 /mo · $488/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $264

Break-even live

Break-even rent $761

Max offer price $99,000

Occupancy floor 71%

Sensitivity live

Price	-10% $320	-5% $292	+0% $264	+5% $236	+10% $208
Rent	-10% $177	-5% $221	+0% $264	+5% $307	+10% $350
Rate	-1.0pp $314	-0.5pp $289	base $264	+0.5pp $238	+1.0pp $212

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $99,000 Active 73 DOM
2. 2026-06-18
   days on market $99,000 Active 71 DOM
3. 2026-06-17
   price $99,000 Active 70 DOM
4. 2026-06-17
   days on market $109,000 Active 70 DOM
5. 2026-06-16
   days on market $109,000 Active 69 DOM
6. 2026-06-15
   days on market $109,000 Active 68 DOM
7. 2026-06-15
   days on market $109,000 Active 67 DOM
8. 2026-06-13
   days on market $109,000 Active 66 DOM
9. 2026-06-12
   days on market $109,000 Active 65 DOM
10. 2026-06-09
    days on market $109,000 Active 62 DOM
11. 2026-06-08
    days on market $109,000 Active 61 DOM
12. 2026-06-08
    days on market $109,000 Active 60 DOM
13. 2026-06-07
    days on market $109,000 Active 59 DOM
14. 2026-06-04
    days on market $109,000 Active 57 DOM
15. 2026-06-03
    days on market $109,000 Active 56 DOM
16. 2026-06-02
    days on market $109,000 Active 55 DOM
17. 2026-06-01
    days on market $109,000 Active 54 DOM
18. 2026-05-31
    days on market $109,000 Active 53 DOM
19. 2026-05-31
    price $109,000 Active 52 DOM
20. 2026-05-18
    price $119,000
21. 2026-05-07
    price $129,000
22. 2026-04-23
    price $139,000
23. 2026-04-08
    listed $150,000 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: $488 · $41/mo
• Projected year-2 tax: $584 · $49/mo
• Expected delta: +$96/yr (+$8/mo · 19.6%)

ⓘ 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 ≥99°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $13,138
• − Mortgage interest: −$5,546
• − Property taxes: −$488
• − Insurance: −$495
• − Repairs & maintenance: −$1,051
• − Management: −$1,051
• − Depreciation: −$2,880
• Taxable income: $1,627
• Est. tax owed @ 24.0%: −$391
• After-tax cash flow: $2,775/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: Gilmer County Schools
• NCES district ID: 5400330
• Math proficiency: 25% ▼ -8.00%
• Reading proficiency: 39% ▲ 1.00%
• Median HH income: $35,236
• Composite: 26.4/100
• National rank: #7230
• State rank: #23 of 55 in WV

Livability — Glenville

• Score: 82/100
• State rank: #7
• US rank: #1135

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glenville, WV
• Population (ZIP): 4,635

Population outlook (Gilmer County) Hauer SSP2

• Today (2025): 8,135 people
• By 2030: 8,166 · +0.4%
• By 2040: 7,929 · -2.5%
• By 2050: 7,528 · -7.5%
• By 2075: 7,081 · -13.0%
• By 2100: 6,126 · -24.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 23% Hispanic / Latino 6% Two or more races 3%
• Common ancestry: Scotch-Irish 1% Romanian 1% Lithuanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Gilmer

• 2024 margin: Solid R (+57.0) · D 20.7% · R 77.7% · Other 1.5%
• 2008→2024 swing: -39.5pp toward R · 2008: -17.5pp · 2024: -57.0pp
• All cycles: 2024: R+57.0 2020: R+53.1 2016: R+53.5 2012: R+30.2 2008: R+17.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.47%
• Current HPI: 147.6785
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-20.7% since first listed

4 events — show timeline

• 2026-05-18 Price Changed $119,000 NCWVREIN
• 2026-05-07 Price Changed $129,000 NCWVREIN
• 2026-04-23 Price Changed $139,000 NCWVREIN
• 2026-04-08 Listed $150,000 NCWVREIN

Property tax history

+5.2%/yr

Latest (2025): $488 · +25.5% YoY. Source: county tax records.