208 First St · Elkins, WV 26241

$89,900

3 bd · 2.5 ba · 2,186 sqft · SingleFamily · 146 Days on market

Built 1915 Fair condition 3,149 sqft lot $41/sqft · 55% below area ↓ 6% since listing

---

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
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 3 BR, 2.5 bath home showcasing hardwood floors, updated roof and natural gas furnace, and cozy den featuring lots of natural light. Close to shopping, dining, playground, and other community amenities.

Key facts

• 3,149 sq ft lot
• Built 1915
• Listed 146 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $347 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 3.7% in Elkins — 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 74/100 on livability (#34 in WV, #4,824 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute F, employment F.
• Randolph County Schools (town): math 24% / reading 35% proficiency, ranked #33 of 55 in WV (top 60%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Jennings Randolph Elementary School (math 37% / reading 47%, grade F, #87 of 377 statewide, top 28%, 251 students, 0% FRL); Elkins Middle School (math 17% / reading 32%, grade F, #84 of 109 statewide, top 81%, 569 students, 0% FRL); Elkins High School (math 27% / reading 47%, grade F, #32 of 110 statewide, top 34%, 783 students, 0% FRL) — zoned schools average 0% FRL vs 47% district-wide (47 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 113 active listings in the ZIP; 3 units permitted in Randolph County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Randolph County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.36% ✓
• Cap rate: 10.92%
• Cash-on-cash: 16.53%
• DSCR: 1.74
• GRM: 6.1

CMA / ARV

• ARV (median comp): $199,171
• List price: $89,900
• Delta: -50.29%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
219 Center St	0.16mi	3/2.0	2,016 (-8%)	1mo	$212,000	$105	77
2 River St	0.05mi	4/2.5 (+1)	2,230 (+2%)	18mo	$229,000	$103	74
121 Earle St	0.37mi	3/3.0	2,104 (-4%)	2mo	$249,900	$119	73
118 Buffalo St	0.25mi	3/1.5	1,890 (-14%)	2mo	$243,500	$129	60
102 Harpertown Rd	0.52mi	4/2.5 (+1)	2,190 (+0%)	13mo	$260,000	$119	59
1010 S Kerens Ave	0.22mi	4/1.5 (+1)	2,045 (-6%)	14mo	$155,000	$76	58
120 Boundary Ave	0.40mi	4/1.5 (+1)	2,160 (-1%)	22mo	$185,000	$86	52
302 Davis St	0.19mi	4/2.0 (+1)	1,975 (-10%)	19mo	$60,000	$30	52
110 Guy St	0.32mi	3/1.5	1,908 (-13%)	23mo	$153,750	$81	41
38 Boyd St	0.41mi	2/2.0 (-1)	1,896 (-13%)	20mo	$179,900	$95	35

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.6%
• Equity multiple: 1.30×
• Total profit: $7,536
• Equity at exit: $13,404

10-year hold

• IRR: 16.9%
• Equity multiple: 2.39×
• Total profit: $35,075
• Equity at exit: $7,773

Cash invested: $25,172 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 10 active · 11 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $189,900 ($91/sqft)
• Median days on market: 66 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +0.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 26241

• Home prices YoY: -32.8%
• Active inventory: 113
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,225 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $347

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 67%

Sensitivity live

Price	-10% $409	-5% $378	+0% $347	+5% $316	+10% $285
Rent	-10% $250	-5% $298	+0% $347	+5% $395	+10% $444
Rate	-1.0pp $392	-0.5pp $370	base $347	+0.5pp $323	+1.0pp $300

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: $22,475
• Closing costs: $2,697
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Exterior

• Parking: Off-street parkingOn-street parking
• Security: Smoke detectors
• Utilities: Public waterPublic sewerCable available
• Home design: Single-family detached residence2 stories
• Construction: Aluminum siding and frame construction
• Exterior features: PatioPorchScreened porchStorm doorsWood fencingShingle roofLevel lotRiver frontage / close proximity to riverLocated on the waterfront (river front)

Interior

• Bedrooms: Total rooms: 8
• Flooring: Concrete flooringVinyl flooringWood flooring
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Forced air heating (natural gas)Ceiling fans
• Interior features: Entrance foyerStorm windowsOne wood-burning fireplaceBasement with concrete floor

Listing history 50 events

1. 2026-09-23
   pricedays on market $89,900 Active 146 DOM
2. 2026-09-21
   days on market $99,000 Active 144 DOM
3. 2026-09-20
   days on market $99,000 Active 143 DOM
4. 2026-09-19
   days on market $99,000 Active 141 DOM
5. 2026-09-17
   days on market $99,000 Active 140 DOM
6. 2026-09-17
   days on market $99,000 Active 139 DOM
7. 2026-09-16
   days on market $99,000 Active 138 DOM
8. 2026-09-14
   days on market $99,000 Active 137 DOM
9. 2026-09-13
   days on market $99,000 Active 136 DOM
10. 2026-09-12
    days on market $99,000 Active 135 DOM
11. 2026-09-11
    days on market $99,000 Active 134 DOM
12. 2026-09-05
    days on market $99,000 Active 128 DOM
13. 2026-09-04
    days on market $99,000 Active 127 DOM
14. 2026-09-03
    days on market $99,000 Active 126 DOM
15. 2026-09-02
    days on market $99,000 Active 125 DOM
16. 2026-08-29
    days on market $99,000 Active 121 DOM
17. 2026-08-28
    days on market $99,000 Active 120 DOM
18. 2026-08-27
    days on market $99,000 Active 119 DOM
19. 2026-08-25
    days on market $99,000 Active 117 DOM
20. 2026-08-24
    days on market $99,000 Active 116 DOM
21. 2026-08-23
    days on market $99,000 Active 115 DOM
22. 2026-08-22
    days on market $99,000 Active 114 DOM
23. 2026-08-21
    days on market $99,000 Active 113 DOM
24. 2026-08-20
    days on market $99,000 Active 112 DOM
25. 2026-08-19
    days on market $99,000 Active 111 DOM
26. 2026-08-18
    days on market $99,000 Active 110 DOM
27. 2026-08-17
    days on market $99,000 Active 109 DOM
28. 2026-08-16
    days on market $99,000 Active 108 DOM
29. 2026-08-15
    days on market $99,000 Active 107 DOM
30. 2026-08-14
    days on market $99,000 Active 106 DOM
31. 2026-08-13
    days on market $99,000 Active 105 DOM
32. 2026-08-12
    days on market $99,000 Active 104 DOM
33. 2026-08-11
    days on market $99,000 Active 103 DOM
34. 2026-08-10
    days on market $99,000 Active 102 DOM
35. 2026-08-09
    days on market $99,000 Active 101 DOM
36. 2026-08-08
    days on market $99,000 Active 100 DOM
37. 2026-08-07
    days on market $99,000 Active 99 DOM
38. 2026-08-06
    days on market $99,000 Active 98 DOM
39. 2026-08-05
    days on market $99,000 Active 97 DOM
40. 2026-08-04
    days on market $99,000 Active 96 DOM
41. 2026-08-03
    days on market $99,000 Active 95 DOM
42. 2026-07-31
    days on market $99,000 Active 92 DOM
43. 2026-07-30
    days on market $99,000 Active 91 DOM
44. 2026-07-29
    days on market $99,000 Active 90 DOM
45. 2026-07-28
    statusdays on market $99,000 Active 89 DOM
46. 2026-07-26
    days on market $99,000 Active Under Contract 87 DOM
47. 2026-07-24
    days on market $99,000 Active Under Contract 85 DOM
48. 2026-07-23
    days on market $99,000 Active Under Contract 84 DOM
49. 2026-07-22
    days on market $99,000 Active Under Contract 83 DOM
50. 2026-07-21
    days on market $99,000 Active Under Contract 82 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 3/10 Moderate 7 d/yr ≥90°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,704
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,176
• − Management: −$1,176
• − Depreciation: −$2,615
• Taxable income: $2,903
• Est. tax owed @ 24.0%: −$697
• After-tax cash flow: $3,464/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 · 13 photos

Fair 45/100 Moderate rehab Est. rehab $54,650–$98,370 screening

This home requires moderate renovations to update the kitchen and bathroom, repair the exterior siding, and improve the landscaping. These updates will significantly enhance its resale and rental value.

Repairs flagged

• Major kitchen cabinets — poor condition
• Major bathroom fixtures — dated and worn
• Major exterior siding — weathered and peeling
• Major landscaping — overgrown and unkempt

Value-add opportunities

• Resale new kitchen cabinets — modernizes the space and adds value ↑
• Resale new bathroom fixtures — updates the outdated bathroom and enhances curb appeal ↑
• Resale new exterior siding — improves the home's appearance and adds value ↑
• Both landscaping — enhances curb appeal and adds value to the property ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 34/100

Zoned Schools

Elementary Jennings Randolph Elementary School F WV #87/377 Nat'l #17,861/41,679 Middle Elkins Middle School F WV #84/109 Nat'l #10,474/14,009 High Elkins High School F WV #32/110 Nat'l #9,001/17,239

Schools (NCES district)

• District: Randolph County Schools
• NCES district ID: 5401260
• Math proficiency: 24% ▼ -5.00%
• Reading proficiency: 35% ▼ -2.00%
• Median HH income: $37,907
• Composite: 24.6/100
• National rank: #7633
• State rank: #33 of 55 in WV

B Composite livability gradescore 74/100

Livability — Elkins

• Score: 74/100
• State rank: #34
• US rank: #4824

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elkins, WV
• County: Randolph · 28,286 people
• Population (ZIP): 14,221
• Household income: $53,102
• Rent vs Own: 28.6% rent · 71.4% own
• Severe rent burden: 4% of renters

---

Population outlook (Randolph County) Hauer SSP2

• Today (2025): 28,286 people
• By 2030: 27,558 · -2.6%
• By 2040: 25,970 · -8.2%
• By 2050: 24,529 · -13.3%
• By 2075: 21,645 · -23.5%
• By 2100: 17,349 · -38.7%

---

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 9% Hispanic / Latino 2% Black 1%
• Common ancestry: Slovak 4% Lithuanian 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

---

Political lean MEDSL · Randolph

• 2024 margin: Solid R (+46.1) · D 25.9% · R 72.1% · Other 2.0%
• 2008→2024 swing: -32.1pp toward R · 2008: -14.0pp · 2024: -46.1pp
• All cycles: 2024: R+46.1 2020: R+43.5 2016: R+44.9 2012: R+29.1 2008: R+14.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -70.60%
• Current HPI: 144.7471
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Property features AI

Exterior

• Parking: Off-street parkingOn-street parking
• Security: Smoke detectors
• Utilities: Public waterPublic sewerCable available
• Home design: Single-family detached residence2 stories
• Construction: Aluminum siding and frame construction
• Exterior features: PatioPorchScreened porchStorm doorsWood fencingShingle roofLevel lotRiver frontage / close proximity to riverLocated on the waterfront (river front)

Interior

• Bedrooms: Total rooms: 8
• Flooring: Concrete flooringVinyl flooringWood flooring
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Forced air heating (natural gas)Ceiling fans
• Interior features: Entrance foyerStorm windowsOne wood-burning fireplaceBasement with concrete floor

Price history

-5.7% since first listed

4 events — show timeline

• 2026-06-17 Price Changed $99,000 NCWVREIN
• 2026-05-21 Relisted — NCWVREIN
• 2026-05-06 Contingent — NCWVREIN
• 2026-04-30 Listed $105,000 NCWVREIN