46 Highland Ln · Bethlehem, WV 26003

$65,000

1 bd · 1.5 ba · 960 sqft · SingleFamily public records · 32 Days on market

Built 1929 0.28 ac lot $68/sqft · 44% above area Est $45k · 44% 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 +29.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable little home in Bethlehem. This 1 bedroom, 1.5 bath home has newer floors and kitchen. Newer bathroom upstairs and also new toilet in utility room. Kitchen is on lower level and is very spacious. Newly painted garage. Very cute home. Washer and dryer are in garage/ he will put in. Can go upstairs in bedroom or downstairs in storage room. New carpet will be put in the living room. Garage door on back of garage will be put back on. " BEING SOLD AS IS".

Key facts

• 0.28 acre lot
• Garage
• Built 1929

Property features AI

Exterior

• Parking: Detached gravel garage (1 car)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family ranch; Single story
• Construction: Vinyl siding; Below-grade finished area
• Exterior features: Porch; Shingle roof; Lot approximately 120 x 100; Zoned residential

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Ceiling fan(s)
• Interior features: Finished basement; 5 total rooms; Smoke detectors
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $222 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($827 rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#21 in WV, #3,366 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Ohio County Schools (urban): math 34% / reading 49% proficiency, ranked #5 of 55 in WV (top 9%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.0%/yr); 223 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 2 units permitted in Ohio County in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($58k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Ohio County population projected at -17% 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 32 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y ago; this cycle's ask has dropped $7k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 1929 — 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. 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 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: 1.27% ✓
• Cap rate: 10.38%
• Cash-on-cash: 14.61%
• DSCR: 1.65
• GRM: 6.5

CMA / ARV

• ARV (median comp): $45,221
• List price: $65,000
• Delta: 43.74%
• Verdict: OVERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
258 Fairmont Ave	0.46mi	2/1.0 (+1)	952 (-1%)	8mo	$21,500	$23	63
161 19th St	0.59mi	2/1.0 (+1)	1,024 (+7%)	23mo	$55,000	$54	35

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 · 3.03% rent growth · sell at horizon

5-year hold

• IRR: 5.1%
• Equity multiple: 1.20×
• Total profit: $3,609
• Equity at exit: $9,692

10-year hold

• IRR: 14.6%
• Equity multiple: 2.18×
• Total profit: $21,427
• Equity at exit: $5,620

Cash invested: $18,200 (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 26003

• Home prices YoY: -23.4%
• Rents YoY: 3.0%
• Active inventory: 223
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $827 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$64 /mo · $765/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$174
• Net cashflow: $222

Break-even live

Break-even rent $546

Max offer price $65,000

Occupancy floor 68%

Sensitivity live

Price	-10% $258	-5% $240	+0% $222	+5% $203	+10% $185
Rent	-10% $156	-5% $189	+0% $222	+5% $254	+10% $287
Rate	-1.0pp $254	-0.5pp $238	base $222	+0.5pp $205	+1.0pp $188

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Mayo St Wheeling, WV	2.0	1.5	800	$606	$0.76	44d	3	0.76mi
2 16th St Wheeling, WV	1.0–3.0	1.0–2.0	1000	$1,212	$1.21	44d	1	0.95mi
15 39th St Wheeling, WV	1.0	1.0	848	$790	$0.93	44d	1	1.11mi

Listing history 19 events

1. 2026-06-18
   status $65,000 Pending 32 DOM
2. 2026-06-18
   days on market $65,000 Active 32 DOM
3. 2026-06-17
   days on market $65,000 Active 31 DOM
4. 2026-06-16
   days on market $65,000 Active 30 DOM
5. 2026-06-15
   days on market $65,000 Active 29 DOM
6. 2026-06-14
   days on market $65,000 Active 27 DOM
7. 2026-06-13
   status $65,000 Active 26 DOM
8. 2026-06-03
   status $65,000 Pending 26 DOM
9. 2026-06-02
   days on market $65,000 Active 26 DOM
10. 2026-06-01
    days on market $65,000 Active 25 DOM
11. 2026-05-31
    days on market $65,000 Active 24 DOM
12. 2026-05-30
    days on market $65,000 Active 23 DOM
13. 2026-05-05
    listed $72,000 Active 252-char remark
14. 2020-11-19
    soldstatus $45,000
15. 2020-11-10
    soldstatus $45,000 472-char remark

    Show marketing remark (472 chars)

    Adorable little home in Bethlehem. This 1 bedroom, 1.5 bath home has newer floors and kitchen. Newer bathroom upstairs and also new toilet in utility room. Kitchen is on lower level and is very spacious. Newly painted garage. Very cute home. Washer and dryer are in garage/ he will put in. Can go upstairs in bedroom or downstairs in storage room. New carpet will be put in the living room. Garage door on back of garage will be put back on. " BEING SOLD AS IS".

16. 2020-09-22
    listed $49,900 472-char remark

    Show marketing remark (472 chars)

    Adorable little home in Bethlehem. This 1 bedroom, 1.5 bath home has newer floors and kitchen. Newer bathroom upstairs and also new toilet in utility room. Kitchen is on lower level and is very spacious. Newly painted garage. Very cute home. Washer and dryer are in garage/ he will put in. Can go upstairs in bedroom or downstairs in storage room. New carpet will be put in the living room. Garage door on back of garage will be put back on. " BEING SOLD AS IS".

17. 2007-04-27
    soldstatus $39,000

    Show marketing remark (46 chars)

    Cozy one bedroom home with an incredible view.

18. 2007-03-03
    listed $39,000

    Show marketing remark (46 chars)

    Cozy one bedroom home with an incredible view.

19. 1998-09-04
    soldstatus $8,000

ⓘ 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: $765 · $64/mo
• Projected year-2 tax: $765 · $64/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 1/10 Low
• 🌡 Heat 3/10 Moderate 5 d/yr ≥95°F today · 13 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: $9,924
• − Mortgage interest: −$3,641
• − Property taxes: −$765
• − Insurance: −$325
• − Repairs & maintenance: −$794
• − Management: −$794
• − Depreciation: −$1,891
• Taxable income: $1,714
• Est. tax owed @ 24.0%: −$411
• After-tax cash flow: $2,248/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: Ohio County Schools
• NCES district ID: 5401050
• Math proficiency: 34% ▼ -9.00%
• Reading proficiency: 49% ▼ -6.00%
• Median HH income: $41,572
• Composite: 34.88/100
• National rank: #5085
• State rank: #5 of 55 in WV

Livability — Bethlehem

• Score: 76/100
• State rank: #21
• US rank: #3366

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bethlehem, WV
• County: Ohio County · 39,982 people
• Metro: Wheeling, WV-OH
• Population (ZIP): 39,982
• Household income: $57,703
• Rent vs Own: 32.5% rent · 67.5% own
• Severe rent burden: 1630.0

Population outlook (Ohio County) Hauer SSP2

• Today (2025): 40,604 people
• By 2030: 39,150 · -3.6%
• By 2040: 36,039 · -11.2%
• By 2050: 33,582 · -17.3%
• By 2075: 28,662 · -29.4%
• By 2100: 22,963 · -43.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Black 3% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Serbian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Other Indo-European 1% Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Ohio

• 2024 margin: Strong R (+26.0) · D 36.0% · R 62.0% · Other 2.0%
• 2008→2024 swing: -15.3pp toward R · 2008: -10.8pp · 2024: -26.0pp
• All cycles: 2024: R+26.0 2020: R+25.8 2016: R+31.6 2012: R+22.5 2008: R+10.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.09%
• Current HPI: 223.4106
• Rent YoY: ▲ 3.03%
• Metro: Wheeling, WV-OH
• State GDP YoY: —
• F500 in state: 0

Price history

+712.5% since first listed

10 events — show timeline

• 2026-06-12 Relisted — WBOR
• 2026-06-03 Pending — WBOR
• 2026-05-28 Price Changed $65,000 WBOR
• 2026-05-05 Listed $72,000 WBOR
• 2020-11-19 Sold (Public Records) $45,000 Public Records
• 2020-11-10 Sold (MLS) $45,000 WBOR
• 2020-09-22 Listed $49,900 WBOR
• 2007-04-27 Sold (MLS) $39,000 WBOR
• 2007-03-03 Listed $39,000 WBOR
• 1998-09-04 Sold (Public Records) $8,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $765 · +5.1% YoY. Source: county tax records.