208 First St · Elkins, WV 26241

$99,000

3 bd · 2.5 ba · 2,186 sqft · SingleFamily · 49 Days on market

Built 1915 Fair condition 3,149 sqft lot Est $188k · 47% under

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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 +26.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +6.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• 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 49 days

Property features AI

Exterior

• Parking: Off-street parking; On-street parking
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family detached residence; 2 stories
• Construction: Aluminum siding and frame construction
• Exterior features: Patio; Porch; Screened porch; Storm doors; Wood fencing; Shingle roof; Level lot; River frontage / close proximity to river; Located on the waterfront (river front)

Interior

• Bedrooms: Total rooms: 8
• Flooring: Concrete flooring; Vinyl flooring; Wood flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Ceiling fans
• Interior features: Entrance foyer; Storm windows; One wood-burning fireplace; Basement with concrete floor

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $99k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $248 ($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: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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: 86 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 $684 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.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $6k (6%) 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 $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.19% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.73%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $187,996
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 River St	0.05mi	4/2.5 (+1)	2,230 (+2%)	15mo	$229,000	$103	77
102 Harpertown Rd	0.52mi	4/2.5 (+1)	2,190 (+0%)	10mo	$260,000	$119	62
1010 S Kerens Ave	0.22mi	4/1.5 (+1)	2,045 (-6%)	11mo	$155,000	$76	61
120 Boundary Ave	0.40mi	4/1.5 (+1)	2,160 (-1%)	19mo	$185,000	$86	55
302 Davis St	0.19mi	4/2.0 (+1)	1,975 (-10%)	16mo	$60,000	$30	55
110 Guy St	0.32mi	3/1.5	1,908 (-13%)	20mo	$153,750	$81	43
38 Boyd St	0.41mi	2/2.0 (-1)	1,896 (-13%)	17mo	$179,900	$95	38

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: -0.2%
• Equity multiple: 0.99×
• Total profit: $-239
• Equity at exit: $14,761

10-year hold

• IRR: 9.5%
• Equity multiple: 1.73×
• Total profit: $20,190
• Equity at exit: $8,560

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 26241

• Home prices YoY: -32.8%
• Active inventory: 86
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,180 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $248

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 74%

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 20 events

1. 2026-06-18
   days on market $99,000 Active 49 DOM
2. 2026-06-17
   price $99,000 Active 48 DOM
3. 2026-06-17
   days on market $105,000 Active 48 DOM
4. 2026-06-16
   days on market $105,000 Active 47 DOM
5. 2026-06-15
   days on market $105,000 Active 46 DOM
6. 2026-06-15
   days on market $105,000 Active 45 DOM
7. 2026-06-13
   days on market $105,000 Active 44 DOM
8. 2026-06-12
   days on market $105,000 Active 43 DOM
9. 2026-06-09
   days on market $105,000 Active 40 DOM
10. 2026-06-08
    days on market $105,000 Active 39 DOM
11. 2026-06-08
    days on market $105,000 Active 38 DOM
12. 2026-06-07
    days on market $105,000 Active 37 DOM
13. 2026-06-04
    days on market $105,000 Active 35 DOM
14. 2026-06-03
    days on market $105,000 Active 34 DOM
15. 2026-06-02
    days on market $105,000 Active 33 DOM
16. 2026-06-01
    days on market $105,000 Active 32 DOM
17. 2026-05-31
    days on market $105,000 Active 31 DOM
18. 2026-05-21
    status Active
19. 2026-05-06
    historical Active Under Contract
20. 2026-04-30
    listed $105,000 Active

ⓘ 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 4/10 Moderate
• 🌡 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: $14,157
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,133
• − Management: −$1,133
• − Depreciation: −$2,880
• Taxable income: $1,486
• Est. tax owed @ 24.0%: −$357
• After-tax cash flow: $2,617/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

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

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · poor condition	Major	$15,000–50,000
bathroom fixtures · dated and worn	Major	$15,000–50,000
exterior siding · weathered and peeling	Major	$15,000–50,000
landscaping · overgrown and unkempt	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• 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 ↑

ⓘ 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: 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

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
• Population (ZIP): 14,221

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

Price history

3 events — show timeline

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