730 Washington Ave · Princeton, WV 24740

$144,900

2 bd · 1.0 ba · 1,280 sqft · SingleFamily public records · 58 Days on market

Built 1974 Est $132k · 10% over

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• Cash flow +7.3/30.0
• Livability +3.6/5.0
• ARV discount +3.0/15.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +1.4/10.0

Listing remarks MLS

Nice level yard compliments this brick ranch. Two driveways, fenced yard for the pooch or kids. Home needs very little. There are electric baseboard heaters and also it looks to have heat pump with central air, this will have to be verified once electric is turned on. Property is being sold AS IS and conveyed by Special Warranty Deed. No warranties by agent or seller.

Key facts

• New lighting
• Fresh paint
• New flooring

Tags

• BRICK RANCH
• NEW LIGHTING
• NEW FLOORING
• FRESH PAINT
• NEW MICROWAVE
• NEW COUNTERTOPS

Property features AI

Exterior

• Parking: Asphalt parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Brick construction
• Exterior features: Porch; Fenced yard; Asphalt parking surface

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Has heating
• Interior features: Insulated windows; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $-194 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $111k (23.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $93k (35.9% below list).
• Recommended offer: $93k (35.9% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 3.7% in Princeton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 72/100 on livability (#53 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities D, commute F, employment F.
• Mercer County Schools (town): math 26% / reading 37% proficiency, ranked #28 of 55 in WV (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Princeton Primary School (499 students, 0% FRL); Princeton Middle School (math 21% / reading 27%, grade F, #89 of 109 statewide, top 82%, 503 students, 0% FRL); Princeton Senior High School (math 32% / reading 52%, grade F, #14 of 110 statewide, top 16%, 983 students, 0% FRL) — zoned schools average 0% FRL vs 54% district-wide (54 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 48 active listings in the ZIP; lower-income renter base — watch delinquency; 4 units permitted in Mercer County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($1k loan paydown + $14k appreciation (10.0% local appreciation)).
• Mercer County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $47k; list at $145k implies a 208% gain — meaningful room to come down on a strong offer.

Recommended offer $92,870 (35.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.64% ✗
• Cap rate: 4.68%
• Cash-on-cash: -5.75%
• DSCR: 0.74
• GRM: 13.0

CMA / ARV

• ARV (on-the-fly): $131,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
502 Brookman Ave	0.11mi	3/2.0 (+1)	1,278 (-0%)	17mo	$150,000	$117	72
405 Park Ave	0.40mi	3/2.0 (+1)	1,334 (+4%)	19mo	$129,900	$97	49
1104 Meador St	0.64mi	3/1.0 (+1)	1,299 (+2%)	20mo	$98,000	$75	46
908 Christie Ave	0.31mi	3/2.0 (+1)	1,395 (+9%)	21mo	$150,500	$108	44
508 Harrison St	0.51mi	3/1.5 (+1)	1,411 (+10%)	14mo	$144,000	$102	40
701 Hale Ave	0.48mi	3/2.0 (+1)	1,204 (-6%)	23mo	$192,000	$159	39
805 Harrison St	0.55mi	3/1.5 (+1)	1,411 (+10%)	14mo	$144,000	$102	38
503 Thornton Ave	0.39mi	3/1.0 (+1)	1,447 (+13%)	22mo	$111,600	$77	37
204 Kee St	0.71mi	3/1.0 (+1)	1,148 (-10%)	12mo	$82,500	$72	34
400 Lower Pine St	0.75mi	3/1.0 (+1)	1,200 (-6%)	18mo	$125,000	$104	34
900 Tip Top St	0.55mi	3/1.0 (+1)	1,459 (+14%)	20mo	$149,900	$103	29
200 College Ave	0.61mi	3/2.0 (+1)	1,432 (+12%)	18mo	$163,000	$114	27

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.2%
• Equity multiple: 2.64×
• Total profit: $66,511
• Equity at exit: $130,537

10-year hold

• IRR: 18.4%
• Equity multiple: 6.07×
• Total profit: $205,534
• Equity at exit: $281,509

Cash invested: $40,572 (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 24740

• Home prices YoY: 7.1%
• Active inventory: 48
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $929 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$108 /mo · $1,292/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $-194

Break-even live

Break-even rent $1,175

Max offer price $110,580

Occupancy floor —

Sensitivity live

Price	-10% $-112	-5% $-153	+0% $-194	+5% $-235	+10% $-276
Rent	-10% $-268	-5% $-231	+0% $-194	+5% $-158	+10% $-121
Rate	-1.0pp $-121	-0.5pp $-157	base $-194	+0.5pp $-232	+1.0pp $-270

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $144,900 Active 58 DOM
2. 2026-06-18
   days on market $144,900 Active 57 DOM
3. 2026-06-17
   days on market $144,900 Active 56 DOM
4. 2026-06-16
   days on market $144,900 Active 55 DOM
5. 2026-06-15
   days on market $144,900 Active 54 DOM
6. 2026-06-14
   days on market $144,900 Active 52 DOM
7. 2026-06-12
   days on market $144,900 Active 51 DOM
8. 2026-06-09
   days on market $144,900 Active 48 DOM
9. 2026-06-09
   price $144,900 Active 47 DOM
10. 2026-06-08
    days on market $149,900 Active 47 DOM
11. 2026-06-07
    days on market $149,900 Active 46 DOM
12. 2026-06-05
    days on market $149,900 Active 43 DOM
13. 2026-06-02
    days on market $149,900 Active 41 DOM
14. 2026-06-01
    pricedays on market $149,900 Active 40 DOM
15. 2026-05-31
    days on market $155,900 Active 39 DOM
16. 2026-05-30
    days on market $155,900 Active 38 DOM
17. 2026-05-18
    price $155,900
18. 2026-04-22
    listed $159,900 Active
19. 2013-03-01
    soldstatus $47,000 370-char remark

    Show marketing remark (370 chars)

    Nice level yard compliments this brick ranch. Two driveways, fenced yard for the pooch or kids. Home needs very little. There are electric baseboard heaters and also it looks to have heat pump with central air, this will have to be verified once electric is turned on. Property is being sold AS IS and conveyed by Special Warranty Deed. No warranties by agent or seller.

20. 2012-08-30
    listed $49,900 370-char remark

    Show marketing remark (370 chars)

    Nice level yard compliments this brick ranch. Two driveways, fenced yard for the pooch or kids. Home needs very little. There are electric baseboard heaters and also it looks to have heat pump with central air, this will have to be verified once electric is turned on. Property is being sold AS IS and conveyed by Special Warranty Deed. No warranties by agent or seller.

21. 1995-04-03
    soldstatus $33,500

ⓘ 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: $1,292 · $108/mo
• Projected year-2 tax: $1,292 · $108/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥91°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: $11,144
• − Mortgage interest: −$8,117
• − Property taxes: −$1,292
• − Insurance: −$724
• − Repairs & maintenance: −$892
• − Management: −$892
• − Depreciation: −$4,215
• Taxable loss: −$4,988
• Est. tax savings @ 24.0%: +$1,197
• After-tax cash flow: $-1,134/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: Mercer County Schools
• NCES district ID: 5400840
• Math proficiency: 26% ▼ -13.00%
• Reading proficiency: 37% ▼ -6.00%
• Median HH income: $35,064
• Composite: 25.98/100
• National rank: #7325
• State rank: #28 of 55 in WV

Livability — Princeton

• Score: 72/100
• State rank: #53
• US rank: #6278

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Princeton, WV
• County: Mercer County · 33,615 people
• City population: 16,498
• Metro: Bluefield, WV-VA
• Population (ZIP): 16,498
• Household income: $44,793
• Rent vs Own: 36.0% rent · 64.0% own
• Severe rent burden: 438.0

Population outlook (Mercer County) Hauer SSP2

• Today (2025): 57,860 people
• By 2030: 55,781 · -3.6%
• By 2040: 51,365 · -11.2%
• By 2050: 47,476 · -17.9%
• By 2075: 38,851 · -32.9%
• By 2100: 30,053 · -48.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 7% Black 3% Hispanic / Latino 1%
• Common ancestry: Serbian 2% Slovak 1% Italian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Arabic 1%

Political lean MEDSL · Mercer

• 2024 margin: Solid R (+57.3) · D 20.6% · R 77.9% · Other 1.5%
• 2008→2024 swing: -29.8pp toward R · 2008: -27.6pp · 2024: -57.3pp
• All cycles: 2024: R+57.3 2020: R+54.4 2016: R+55.3 2012: R+47.1 2008: R+27.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.67%
• Current HPI: 220.0694
• Rent YoY: —
• Metro: Bluefield, WV-VA
• State GDP YoY: —
• F500 in state: 0

Price history

+365.4% since first listed

5 events — show timeline

• 2026-05-18 Price Changed $155,900 MTCBOR
• 2026-04-22 Listed $159,900 MTCBOR
• 2013-03-01 Sold (MLS) $47,000 MTCBOR
• 2012-08-30 Listed $49,900 MTCBOR
• 1995-04-03 Sold (Public Records) $33,500 Public Records

Property tax history

+6.3%/yr

Latest (2025): $1,292 · +5.7% YoY. Source: county tax records.