104 Clement · Terra Alta, WV 26764

$159,900

3 bd · 2.0 ba · 1,434 sqft · SingleFamily public records · 86 Days on market

Built 2006 0.38 ac lot Est $153k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Appreciation +5.9/10.0
• ARV discount +5.6/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

There is something so special about this adorable 3-bedroom home that is impeccably maintained and move in ready. Located Terra Alta on a fabulous street near the park, the home welcomes you with a charming front porch, and the prettiest curb appeal. Tastefully decorated rustic, the home includes laminate floors, barn doors, rustic wood trim throughout, central air and a new back porch.

Key facts

• Spacious shed
• Front porch
• Back deck

Tags

• SPACIOUS SHED
• FRONT PORCH
• REAR DECK
• CENTRAL AIR
• BACK DECK

Property features AI

Exterior

• Parking: Off-street parking; On-street parking
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family detached residence; 1 story
• Construction: Block and vinyl siding exterior; Shingle roof; Below-grade finished area (approx. 400)
• Exterior features: Deck; Porch; Level lot

Interior

• Kitchen: Dishwasher; Refrigerator; Microwave; Range
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Dishwasher; Refrigerator; Microwave; Range; Laminate flooring; Basement with walk-out access; 7 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $768 ($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: $150k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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); 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 86 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $9k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $122k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $150,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.35% ✓
• Cap rate: 12.05%
• Cash-on-cash: 20.58%
• DSCR: 1.92
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $153,438
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Richfield Ln	0.10mi	3/1.5	1,408 (-2%)	20mo	$150,000	$107	73
215 Maple Ave	0.14mi	3/1.0	1,490 (+4%)	19mo	$170,000	$114	67
303 E State Ave	0.51mi	2/1.0 (-1)	1,449 (+1%)	0mo	$162,900	$112	65
106 Caldwell St	0.42mi	3/1.5	1,587 (+11%)	9mo	$169,000	$106	53
117 Sanders St	0.31mi	3/1.5	1,238 (-14%)	14mo	$138,000	$111	49
304 Second St	0.61mi	3/2.0	1,372 (-4%)	20mo	$127,500	$93	48
111 Mayer	0.54mi	3/2.0	1,300 (-9%)	19mo	$85,000	$65	43

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: 24.2%
• Equity multiple: 2.28×
• Total profit: $57,377
• Equity at exit: $60,499

10-year hold

• IRR: 26.2%
• Equity multiple: 4.34×
• Total profit: $149,722
• Equity at exit: $85,187

Cash invested: $44,772 (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: 6.2×

Monthly cashflow live

• Estimated rent: $2,161 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$34 /mo · $408/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $768

Break-even live

Break-even rent $1,189

Max offer price $159,900

Occupancy floor 59%

Sensitivity live

Price	-10% $858	-5% $813	+0% $768	+5% $723	+10% $677
Rent	-10% $597	-5% $682	+0% $768	+5% $853	+10% $938
Rate	-1.0pp $848	-0.5pp $808	base $768	+0.5pp $726	+1.0pp $684

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $159,900 Active 86 DOM
2. 2026-06-18
   days on market $159,900 Active 85 DOM
3. 2026-06-17
   days on market $159,900 Active 84 DOM
4. 2026-06-16
   days on market $159,900 Active 83 DOM
5. 2026-06-15
   days on market $159,900 Active 82 DOM
6. 2026-06-14
   days on market $159,900 Active 80 DOM
7. 2026-06-13
   days on market $159,900 Active 79 DOM
8. 2026-06-10
   days on market $159,900 Active 77 DOM
9. 2026-06-09
   days on market $159,900 Active 76 DOM
10. 2026-06-08
    days on market $159,900 Active 75 DOM
11. 2026-06-07
    days on market $159,900 Active 74 DOM
12. 2026-06-03
    days on market $159,900 Active 70 DOM
13. 2026-06-02
    days on market $159,900 Active 69 DOM
14. 2026-06-01
    days on market $159,900 Active 68 DOM
15. 2026-05-31
    days on market $159,900 Active 67 DOM
16. 2026-05-30
    days on market $159,900 Active 66 DOM
17. 2026-05-20
    price $159,900
18. 2026-04-23
    price $164,900
19. 2026-04-22
    price $165,000
20. 2026-03-25
    listed $169,000 Active
21. 2023-03-13
    soldstatus $122,000
22. 2023-03-06
    soldstatus $122,000 389-char remark

    Show marketing remark (389 chars)

    There is something so special about this adorable 3-bedroom home that is impeccably maintained and move in ready. Located Terra Alta on a fabulous street near the park, the home welcomes you with a charming front porch, and the prettiest curb appeal. Tastefully decorated rustic, the home includes laminate floors, barn doors, rustic wood trim throughout, central air and a new back porch.

23. 2022-10-27
    listed $125,000 389-char remark

    Show marketing remark (389 chars)

    There is something so special about this adorable 3-bedroom home that is impeccably maintained and move in ready. Located Terra Alta on a fabulous street near the park, the home welcomes you with a charming front porch, and the prettiest curb appeal. Tastefully decorated rustic, the home includes laminate floors, barn doors, rustic wood trim throughout, central air and a new back porch.

ⓘ 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: $408 · $34/mo
• Projected year-2 tax: $943 · $79/mo
• Expected delta: +$536/yr (+$45/mo · 131.5%)

ⓘ 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 2/10 Low
• 🌡 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: $25,927
• − Mortgage interest: −$8,957
• − Property taxes: −$408
• − Insurance: −$800
• − Repairs & maintenance: −$2,074
• − Management: −$2,074
• − Depreciation: −$4,652
• Taxable income: $6,963
• Est. tax owed @ 24.0%: −$1,671
• After-tax cash flow: $7,542/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

• 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

+27.9% since first listed

7 events — show timeline

• 2026-05-20 Price Changed $159,900 NCWVREIN
• 2026-04-23 Price Changed $164,900 NCWVREIN
• 2026-04-22 Price Changed $165,000 NCWVREIN
• 2026-03-25 Listed $169,000 NCWVREIN
• 2023-03-13 Sold (Public Records) $122,000 Public Records
• 2023-03-06 Sold (MLS) $122,000 NCWVREIN
• 2022-10-27 Listed $125,000 NCWVREIN

Property tax history

-2.0%/yr

Latest (2025): $408 · -33.2% YoY. Source: county tax records.