1305 Charles St · Wellsburg, WV 26070

$42,900

6 bd · 3.5 ba · 2,657 sqft · MultiFamily public records · 18 Days on market

Built 1900

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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
• Livability +3.4/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Solid brick on solid foundation, single family home, built in 1900. Located directly across from St John the Evangelist Roman Catholic Church (please say hi to Father Justin Golna), and within walking distance (3-blocks) from Commerce St (Rt 2) with all amenities such as restaurants (Station Grille, Bandidos, Wendy& apos; s), bank ATM, Advanced Auto Parts, Walgreens Pharmacy. Electricity is turned on, water is shut-off, coded front door for easy access. Four chimneys were pulled down below the roof-line and MHI Roofing of Pittsburg, PA covered and treated (the whole) roof shingles completely to last an additional ten years. Wellsburg, WV have become the friendly, sensible, and affordab

Key facts

• Solid brick
• Walking distance
• Solid foundation

Tags

• SOLID BRICK
• SOLID FOUNDATION
• WALKING DISTANCE
• CODED FRONT DOOR
• ROOF SHINGLES

Property features AI

Exterior

• Home design: Built in 1900; Single-family property in the Wellsburg subdivision
• Construction: Original construction completed in 1900
• Exterior features: Patio; Porch

Interior

• Interior features: Fireplace; Pantry; Patio; Porch

What this means for you Summary

Snapshot

• This is a 6-bed/3.5-bath multifamily listed at $43k.

Deal economics

• At list price, monthly cash flow is $186 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $43k).
• Recommended offer: $42k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#82 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Brooke County Schools (rural): math 26% / reading 35% proficiency, ranked #26 of 55 in WV (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 38 active listings in the ZIP; 2 units permitted in Brooke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $297 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Brooke County population projected at -19% 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 $12k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($42k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $42,256 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.79% ✓
• Cap rate: 24.36%
• Cash-on-cash: 64.54%
• DSCR: 3.87
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $116,908
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
922 Yankee St	0.26mi	6/5.0	2,432 (-8%)	17mo	$100,000	$41	54
2003-2005 Pleasant Ave	0.49mi	6/4.0	2,294 (-14%)	9mo	$102,000	$44	45

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: 10.8%
• Equity multiple: 1.43×
• Total profit: $5,172
• Equity at exit: $6,397

10-year hold

• IRR: 20.3%
• Equity multiple: 2.74×
• Total profit: $20,957
• Equity at exit: $3,709

Cash invested: $12,012 (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 26070

• Home prices YoY: -7.5%
• Active inventory: 38
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,198 medium
• Mortgage (P&I): −$225
• Tax from tax record: −$58 /mo · $691/yr
• Insurance: −$18
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $186

Break-even live

Break-even rent $963

Max offer price $42,900

Occupancy floor 80%

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: $10,725
• Closing costs: $1,287
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-19
   days on market $42,900 Active 18 DOM
2. 2026-06-18
   days on market $42,900 Active 17 DOM
3. 2026-06-17
   days on market $42,900 Active 16 DOM
4. 2026-06-16
   days on market $42,900 Active 15 DOM
5. 2026-06-15
   days on market $42,900 Active 14 DOM
6. 2026-06-14
   days on market $42,900 Active 12 DOM
7. 2026-06-12
   days on market $42,900 Active 11 DOM
8. 2026-06-09
   days on market $42,900 Active 8 DOM
9. 2026-06-08
   days on market $42,900 Active 7 DOM
10. 2026-06-07
    days on market $42,900 Active 6 DOM
11. 2026-06-05
    days on market $42,900 Active 3 DOM
12. 2026-06-02
    remarks 695-char remark
13. 2026-06-02
    listed $42,900 Active 1 DOM

ⓘ 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: $691 · $58/mo
• Projected year-2 tax: $691 · $58/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥97°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,377
• − Mortgage interest: −$2,403
• − Property taxes: −$691
• − Insurance: −$5,740
• − Repairs & maintenance: −$1,150
• − Management: −$1,150
• − Depreciation: −$1,248
• Taxable income: $1,995
• Est. tax owed @ 24.0%: −$479
• After-tax cash flow: $1,748/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: Brooke County Schools
• NCES district ID: 5400150
• Math proficiency: 26% ▼ -6.00%
• Reading proficiency: 35% ▲ 1.00%
• Median HH income: $43,826
• Composite: 26.0/100
• National rank: #7319
• State rank: #26 of 55 in WV

Livability — Wellsburg

• Score: 68/100
• State rank: #82
• US rank: #9541

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wellsburg, WV
• Population (ZIP): 7,951

Population outlook (Brooke County) Hauer SSP2

• Today (2025): 22,250 people
• By 2030: 21,459 · -3.6%
• By 2040: 19,659 · -11.6%
• By 2050: 18,029 · -19.0%
• By 2075: 15,076 · -32.2%
• By 2100: 12,164 · -45.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 4% Scotch-Irish 3% Lithuanian 2%
• Foreign-born: 0%

Political lean MEDSL · Brooke

• 2024 margin: Solid R (+44.6) · D 26.8% · R 71.4% · Other 1.8%
• 2008→2024 swing: -42.2pp toward R · 2008: -2.5pp · 2024: -44.6pp
• All cycles: 2024: R+44.6 2020: R+43.1 2016: R+42.2 2012: R+11.2 2008: R+2.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -15.51%
• Current HPI: 190.2001
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-31 Listed $42,900 FSBO.com

Property tax history

+10.4%/yr

Latest (2025): $691 · +2.9% YoY. Source: county tax records.