111 Caldwell St · Terra Alta, WV 26764

$160,000

2 bd · 1.0 ba · 1,148 sqft · SingleFamily public records · 49 Days on market

Built 1925 7,405 sqft lot Est $127k · 26% over

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Why this score? — see what drove the C+ 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 +8.2/10.0
• Appreciation +5.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• ARV discount +0.0/15.0

Listing remarks

2 bed, 1 bath, single-level home just steps from the town park and minutes to the school. Features newer appliances, a large backyard, and true move-in ready condition. Affordable, convenient, and ready for its next owner!

Key facts

• Town park
• Single-level home
• Large backyard

Tags

• SINGLE-LEVEL HOME
• LARGE BACKYARD
• NEWER APPLIANCES
• TOWN PARK

Property features AI

Exterior

• Parking: Attached garage; On-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; Single-story
• Construction: Aluminum siding; Vinyl siding; Block construction
• Exterior features: Shingle roof; Frontage: None; Lot approximately 50 x 144 (0.17 acres)

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Flooring: Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Baseboard heating; Natural gas
• Interior features: One fireplace; Partial, unfinished concrete basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $723 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 5.7% in Terra Alta — 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 61/100 on livability (#196 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Preston County Schools (rural): math 22% / reading 33% proficiency, ranked #39 of 55 in WV (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Terra Alta/East Preston School (math 20% / reading 29%, grade F, #287 of 377 statewide, top 85%, 310 students, 0% FRL); Preston High School (math 10% / reading 32%, grade F, #100 of 110 statewide, top 91%, 1,178 students, 0% FRL) — zoned schools average 0% FRL vs 43% district-wide (43 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 97 active listings in the ZIP; 2 units permitted in Preston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $3k appreciation (1.7% local appreciation)).
• Preston County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.7% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $95k; list at $160k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $155,200 (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. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 1.32% ✓
• Cap rate: 11.72%
• Cash-on-cash: 19.37%
• DSCR: 1.86
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $127,428
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
117 Sanders St	0.19mi	3/1.5 (+1)	1,238 (+8%)	14mo	$138,000	$111	60
102 Kermit St	0.29mi	3/1.0 (+1)	1,008 (-12%)	16mo	$115,000	$114	48
103 Metheny St	0.62mi	3/1.0 (+1)	1,132 (-1%)	22mo	$74,000	$65	45
102 Ringer Ave	0.48mi	2/1.0	1,001 (-13%)	19mo	$85,000	$85	40
107 Richfield Ln	0.36mi	3/1.5 (+1)	1,008 (-12%)	20mo	$120,000	$119	39
111 Mayer	0.65mi	3/2.0 (+1)	1,300 (+13%)	19mo	$85,000	$65	23

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

Projected returns pro-forma

1.7% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.9%
• Equity multiple: 2.22×
• Total profit: $54,538
• Equity at exit: $60,537

10-year hold

• IRR: 25.1%
• Equity multiple: 4.21×
• Total profit: $143,612
• Equity at exit: $85,241

Cash invested: $44,800 (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 26764

• Home prices YoY: 0.6%
• Active inventory: 97
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,107 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$36 /mo · $432/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $723

Break-even live

Break-even rent $1,192

Max offer price $160,000

Occupancy floor 61%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $160,000 Active 49 DOM
2. 2026-06-18
   days on market $160,000 Active 48 DOM
3. 2026-06-17
   days on market $160,000 Active 47 DOM
4. 2026-06-16
   days on market $160,000 Active 46 DOM
5. 2026-06-15
   days on market $160,000 Active 45 DOM
6. 2026-06-14
   days on market $160,000 Active 43 DOM
7. 2026-06-13
   days on market $160,000 Active 42 DOM
8. 2026-06-10
   days on market $160,000 Active 40 DOM
9. 2026-06-09
   days on market $160,000 Active 39 DOM
10. 2026-06-08
    days on market $160,000 Active 38 DOM
11. 2026-06-07
    pricestatusdays on market $160,000 Active 37 DOM
12. 2026-06-03
    days on market $162,000 Active Under Contract 33 DOM
13. 2026-06-02
    days on market $162,000 Active Under Contract 32 DOM
14. 2026-06-01
    days on market $162,000 Active Under Contract 31 DOM
15. 2026-05-31
    days on market $162,000 Active Under Contract 30 DOM
16. 2026-05-30
    days on market $162,000 Active Under Contract 29 DOM
17. 2026-05-01
    listed $162,000 Active
18. 2026-03-04
    soldstatus $95,000

ⓘ 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: $432 · $36/mo
• Projected year-2 tax: $944 · $79/mo
• Expected delta: +$512/yr (+$43/mo · 118.5%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥88°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,289
• − Mortgage interest: −$8,962
• − Property taxes: −$432
• − Insurance: −$800
• − Repairs & maintenance: −$2,023
• − Management: −$2,023
• − Depreciation: −$4,655
• Taxable income: $6,393
• Est. tax owed @ 24.0%: −$1,534
• After-tax cash flow: $7,143/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: Preston County Schools
• NCES district ID: 5401170
• Math proficiency: 22% ▼ -8.00%
• Reading proficiency: 33% ▼ -6.00%
• Median HH income: $43,997
• Composite: 23.51/100
• National rank: #7869
• State rank: #39 of 55 in WV

Livability — Terra Alta

• Score: 61/100
• State rank: #196
• US rank: #17622

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Terra Alta, WV
• Population (ZIP): 4,349

Population outlook (Preston County) Hauer SSP2

• Today (2025): 33,786 people
• By 2030: 33,618 · -0.5%
• By 2040: 32,953 · -2.5%
• By 2050: 32,131 · -4.9%
• By 2075: 30,774 · -8.9%
• By 2100: 27,037 · -20.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 7%
• Common ancestry: Slovak 4% Italian 2% Lithuanian 2%
• Foreign-born: 0%

Political lean MEDSL · Preston

• 2024 margin: Solid R (+57.0) · D 20.5% · R 77.5% · Other 2.1%
• 2008→2024 swing: -30.5pp toward R · 2008: -26.5pp · 2024: -57.0pp
• All cycles: 2024: R+57.0 2020: R+55.1 2016: R+55.8 2012: R+44.4 2008: R+26.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.70%
• Current HPI: 294.2344
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+70.5% since first listed

2 events — show timeline

• 2026-05-01 Listed $162,000 NCWVREIN
• 2026-03-04 Sold (Public Records) $95,000 Public Records

Property tax history

-1.0%/yr

Latest (2025): $432 · -32.6% YoY. Source: county tax records.