310 Sanders · Terra Alta, WV 26764

$169,000

3 bd · 2.0 ba · 1,344 sqft · SingleFamily public records · 48 Days on market

Built 1973 8,102 sqft lot Est $149k · 13% 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 +28.3/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• 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 +1.5/15.0

Listing remarks

Newly Renovated 3-Bedrom Ranch Home with Easy One-Level Living Beautifully renovated 3-bedroom ranch home offering comfortable, single-level living with town water and sewer, no HOA, cable internet available, gas forced-air heat, and electric forced-air central air conditioning. This home has been extensively updated with many new additions and repairs throughout, including new drywall, new insulation, new PEX water lines, new luxury laminate flooring, and a beautifully updated kitchen featuring new KraftMaid cabinets, new Arctic White granite countertops, and all-new appliances that have never been used. Both bathrooms have also been refreshed with new vanities and touchscreen lighted mirr

Key facts

• New drywall
• Town water and sewer
• One level living

Tags

• ONE LEVEL LIVING
• TOWN WATER AND SEWER
• CABLE INTERNET AVAILABLE
• GAS FORCED AIR HEAT
• NEW DRYWALL
• NEW INSULATION

Property features AI

Finance

• Other: Public directions: From Route 7 in Terra Alta, turn east onto Sanders Street. The home will be approximately 1/2 mile on the right.

Exterior

• Parking: Off-street parking; On-street parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family detached residence; Single story
• Construction: Vinyl siding exterior; Shingle roof
• Exterior features: Front porch; Level lot

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: 7 total rooms (includes bedrooms and living spaces)
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Natural gas heating; Central air conditioning
• Interior features: One fireplace; Smoke detector(s)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $473 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $164k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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); Central Preston Middle School (math 19% / reading 42%, grade F, #57 of 109 statewide, top 52%, 322 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 $47k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($164k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $163,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 1973 — 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. 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?
6. 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.
7. 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.
8. 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: 1.28% ✓
• Cap rate: 10.12%
• Cash-on-cash: 13.67%
• DSCR: 1.61
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $149,184
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Richfield Ln	0.14mi	3/1.5	1,408 (+5%)	20mo	$150,000	$107	67
111 Mayer	0.37mi	3/2.0	1,300 (-3%)	19mo	$85,000	$65	61
117 Sanders St	0.28mi	3/1.5	1,238 (-8%)	14mo	$138,000	$111	60
303 E State Ave	0.45mi	2/1.0 (-1)	1,449 (+8%)	0mo	$162,900	$112	57
304 Second St	0.63mi	3/2.0	1,372 (+2%)	20mo	$127,500	$93	51
215 Maple Ave	0.26mi	3/1.0	1,490 (+11%)	19mo	$170,000	$114	50

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: 15.6%
• Equity multiple: 1.83×
• Total profit: $39,208
• Equity at exit: $63,942

10-year hold

• IRR: 18.4%
• Equity multiple: 3.38×
• Total profit: $112,385
• Equity at exit: $90,036

Cash invested: $47,320 (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: 6.5×

Monthly cashflow live

• Estimated rent: $2,161 medium
• Mortgage (P&I): −$886
• Tax est. 1.5%: −$211 /mo · $2,535/yr
• Insurance: −$70
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $473

Break-even live

Break-even rent $1,563

Max offer price $169,000

Occupancy floor 73%

Sensitivity live

Price	-10% $589	-5% $531	+0% $473	+5% $414	+10% $356
Rent	-10% $302	-5% $387	+0% $473	+5% $558	+10% $643
Rate	-1.0pp $558	-0.5pp $516	base $473	+0.5pp $429	+1.0pp $384

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $169,000 Active 48 DOM
2. 2026-06-18
   days on market $169,000 Active 47 DOM
3. 2026-06-17
   days on market $169,000 Active 46 DOM
4. 2026-06-16
   days on market $169,000 Active 45 DOM
5. 2026-06-15
   days on market $169,000 Active 44 DOM
6. 2026-06-14
   days on market $169,000 Active 42 DOM
7. 2026-06-13
   days on market $169,000 Active 41 DOM
8. 2026-06-10
   days on market $169,000 Active 39 DOM
9. 2026-06-09
   days on market $169,000 Active 38 DOM
10. 2026-06-08
    days on market $169,000 Active 37 DOM
11. 2026-06-07
    days on market $169,000 Active 36 DOM
12. 2026-06-03
    days on market $169,000 Active 32 DOM
13. 2026-06-02
    days on market $169,000 Active 31 DOM
14. 2026-06-01
    days on market $169,000 Active 30 DOM
15. 2026-05-31
    days on market $169,000 Active 29 DOM
16. 2026-05-30
    days on market $169,000 Active 28 DOM
17. 2026-05-02
    listed $169,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥88°F today · 18 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: $25,929
• − Mortgage interest: −$9,467
• − Property taxes: −$2,535
• − Insurance: −$1,642
• − Repairs & maintenance: −$2,074
• − Management: −$2,074
• − Depreciation: −$4,916
• Taxable income: $3,220
• Est. tax owed @ 24.0%: −$773
• After-tax cash flow: $4,899/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

1 event — show timeline

• 2026-05-02 Listed $169,000 NCWVREIN

Property tax history

+5.0%/yr

Latest (2025): $330 · -8.5% YoY. Source: county tax records.