2204 Commerce St · Wellsburg, WV 26070

$62,900

2 bd · 1.0 ba · 848 sqft · SingleFamily public records · 41 Days on market

Built 1930 1,698 sqft lot Est $68k · 7% 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 +30.0/30.0
• ARV discount +10.8/15.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• 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

Listing remarks

Welcome home to this charming 2-bedroom, 1-bath gem nestled in the heart of town! Perfectly situated within walking distance to shops, restaurants, parks, and everyday conveniences, this home offers the ideal blend of comfort and location.

Key facts

• 1,698 sq ft lot
• Built 1930
• Listed 41 days

Tags

• WALKING DISTANCE TO SHOPS
• WALKING DISTANCE TO PARKS

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: 2-story home
• Construction: Vinyl siding; Metal roof; Built year per assessor
• Exterior features: Front porch; Rear porch

Interior

• Kitchen: Eat-in kitchen (first floor, 12 x 12); Range; Refrigerator
• Bedrooms: Second-floor bedroom (12 x 10) with carpet; Second-floor bedroom (15 x 10) with carpet
• Flooring: Carpet in bedrooms; Laminate in living room and kitchen
• Bathrooms: One full bathroom (main level, 7 x 5)
• Heating & cooling: Forced-air gas heating
• Interior features: Full basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $63k.

Deal economics

• At list price, monthly cash flow is $232 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($914 rent vs $63k).
• Recommended offer: $61k (3.0% 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 $435 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($61k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,013 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.45% ✓
• Cap rate: 11.77%
• Cash-on-cash: 19.57%
• DSCR: 1.87
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $67,840
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2204 Commerce St	0.00mi	2/1.0	848 (0%)	1mo	$55,000	$65	99
2802 Charles St	0.38mi	3/1.5 (+1)	864 (+2%)	21mo	$78,500	$91	54
1458 Grand Ave	0.51mi	1/1.0 (-1)	876 (+3%)	14mo	$70,000	$80	54

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: 6.7%
• Equity multiple: 1.26×
• Total profit: $4,609
• Equity at exit: $9,379

10-year hold

• IRR: 16.1%
• Equity multiple: 2.32×
• Total profit: $23,206
• Equity at exit: $5,438

Cash invested: $17,612 (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: 5.7×

Monthly cashflow live

• Estimated rent: $914 medium
• Mortgage (P&I): −$330
• Tax from tax record: −$79 /mo · $945/yr
• Insurance: −$26
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$192
• Net cashflow: $232

Break-even live

Break-even rent $621

Max offer price $62,900

Occupancy floor 70%

Sensitivity live

Price	-10% $267	-5% $249	+0% $232	+5% $214	+10% $196
Rent	-10% $159	-5% $196	+0% $232	+5% $268	+10% $304
Rate	-1.0pp $263	-0.5pp $248	base $232	+0.5pp $215	+1.0pp $199

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: $15,725
• Closing costs: $1,887
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-09
   status Pending
2. 2026-03-26
   listed $62,900 Active

ⓘ 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: $945 · $79/mo
• Projected year-2 tax: $945 · $79/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 X (shaded) · 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: $10,967
• − Mortgage interest: −$3,523
• − Property taxes: −$945
• − Insurance: −$981
• − Repairs & maintenance: −$877
• − Management: −$877
• − Depreciation: −$1,830
• Taxable income: $1,933
• Est. tax owed @ 24.0%: −$464
• After-tax cash flow: $2,316/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

2 events — show timeline

• 2026-05-09 Pending — MLSNOW
• 2026-03-26 Listed $62,900 MLSNOW

Property tax history

+2.3%/yr

Latest (2025): $945 · +3.2% YoY. Source: county tax records.