328 S Osage ST · Pentress, WV 26544

$25,000

3 bd · 1.0 ba · 1,233 sqft · SingleFamily · 224 Days on market

Built 1925 Poor condition 7,000 sqft lot $20/sqft · 88% below area

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +5.0/10.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Livability +2.4/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

For Sale: Charming Fixer-Upper in Barrackville! Your next project awaits! This property has great potential and is perfect for anyone looking to create their dream home or make a profitable investment! Address: 328 S Osage St Bedrooms: 3 Bathrooms: 1 Square Footage: 1233 sqft This home needs some TLC and is priced to sell FAST! Ideal for fix and flip enthusiasts or those looking for a project home. Contact Us Today for More Details: Joan Olson: [email protected] | 727-263-3034 Cash Buyers only 7 $500 EMD 7 day inspection 30 day close

Key facts

• 7,000 sq ft lot
• Built 1925
• Listed 224 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $25k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $658 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $22k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 47/100 on livability (#346 in WV) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Monongalia County Schools (urban): math 45% / reading 53% proficiency, ranked #1 of 55 in WV (top 2%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 active listings in the ZIP; 23 units permitted in Monongalia County in 2024 (15 in 5+ unit buildings).

Forward outlook

• In year one you build about $923 of equity ($173 loan paydown + $750 appreciation (3.0% local appreciation)).
• Monongalia County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 224 days — a 12% lower offer ($22k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $22,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 224 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 4.21% ✓
• Cap rate: 37.90%
• Cash-on-cash: 112.87%
• DSCR: 6.02
• GRM: 2.0

CMA / ARV

• ARV (median comp): $209,579
• List price: $25,000
• Delta: -88.07%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 7.42×
• Total profit: $44,962
• Equity at exit: $11,241

10-year hold

• IRR: —
• Equity multiple: 15.47×
• Total profit: $101,317
• Equity at exit: $17,324

Cash invested: $7,000 (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 26544

• Active inventory: 1
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,052 medium
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $658

Break-even live

Break-even rent $219

Max offer price $25,000

Occupancy floor 32%

Sensitivity live

Price	-10% $676	-5% $667	+0% $658	+5% $650	+10% $641
Rent	-10% $575	-5% $617	+0% $658	+5% $700	+10% $742
Rate	-1.0pp $671	-0.5pp $665	base $658	+0.5pp $652	+1.0pp $645

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $25,000 Active 224 DOM
2. 2026-06-18
   days on market $25,000 Active 223 DOM
3. 2026-06-17
   days on market $25,000 Active 222 DOM
4. 2026-06-16
   days on market $25,000 Active 221 DOM
5. 2026-06-15
   days on market $25,000 Active 220 DOM
6. 2026-06-14
   days on market $25,000 Active 218 DOM
7. 2026-06-13
   days on market $25,000 Active 217 DOM
8. 2026-06-10
   days on market $25,000 Active 215 DOM
9. 2026-06-09
   days on market $25,000 Active 214 DOM
10. 2026-06-08
    days on market $25,000 Active 213 DOM
11. 2026-06-07
    days on market $25,000 Active 212 DOM
12. 2026-06-05
    days on market $25,000 Active 209 DOM
13. 2026-06-03
    days on market $25,000 Active 208 DOM
14. 2026-06-02
    days on market $25,000 Active 207 DOM
15. 2026-06-01
    days on market $25,000 Active 206 DOM
16. 2026-05-31
    days on market $25,000 Active 205 DOM
17. 2026-05-30
    days on market $25,000 Active 204 DOM
18. 2025-11-07
    listed $25,000 Active 558-char remark

    Show marketing remark (558 chars)

    For Sale: Charming Fixer-Upper in Barrackville! Your next project awaits! This property has great potential and is perfect for anyone looking to create their dream home or make a profitable investment! Address: 328 S Osage St Bedrooms: 3 Bathrooms: 1 Square Footage: 1233 sqft This home needs some TLC and is priced to sell FAST! Ideal for fix and flip enthusiasts or those looking for a project home. Contact Us Today for More Details: Joan Olson: [email protected] | 727-263-3034 Cash Buyers only 7 $500 EMD 7 day inspection 30 day close

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,626
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$125
• − Repairs & maintenance: −$1,010
• − Management: −$1,010
• − Depreciation: −$727
• Taxable income: $7,978
• Est. tax owed @ 24.0%: −$1,915
• After-tax cash flow: $5,986/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.

Condition & rehab AI · 5 photos

Poor 20/100 Extensive rehab

This fixer-upper requires extensive renovations to bring it up to modern standards and improve its resale value.

Repairs flagged

• Major kitchen cabinets — severely outdated and worn
• Major bathroom sink — old and in poor condition
• Major roof — visible damage
• Major exterior siding — damaged
• Major flooring — worn hardwood
• Major interior walls — peeling paint
• Major windows — broken window
• Major HVAC system — old and inefficient

Value-add opportunities

• Resale new kitchen cabinets — modernizes the space and adds value
• Resale new bathroom sink — improves functionality and aesthetics
• Resale new roof — enhances curb appeal and safety
• Resale new exterior siding — improves curb appeal and durability
• Resale new flooring — modernizes the space and adds value
• Resale new interior paint — enhances curb appeal and safety
• Resale new windows — enhances curb appeal and safety
• Resale new HVAC system — improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severely outdated and worn	Major	$15,000–50,000
bathroom sink · old and in poor condition	Major	$15,000–50,000
roof · visible damage	Major	$15,000–50,000
exterior siding · damaged	Major	$15,000–50,000
flooring · worn hardwood	Major	$15,000–50,000
interior walls · peeling paint	Major	$15,000–50,000
windows · broken window	Major	$15,000–50,000
HVAC system · old and inefficient	Major	$15,000–50,000
Total estimated repair cost · 8 items		$120,000–400,000

Value-add ROI direction

• Resale new kitchen cabinets — modernizes the space and adds value ↑
• Resale new bathroom sink — improves functionality and aesthetics ↑
• Resale new roof — enhances curb appeal and safety ↑
• Resale new exterior siding — improves curb appeal and durability ↑
• Resale new flooring — modernizes the space and adds value ↑
• Resale new interior paint — enhances curb appeal and safety ↑
• Resale new windows — enhances curb appeal and safety ↑
• Resale new HVAC system — improves comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Monongalia County Schools
• NCES district ID: 5400930
• Math proficiency: 45% ▼ -5.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $43,820
• Composite: 41.34/100
• National rank: #3503
• State rank: #1 of 55 in WV

Livability — Pentress

• Score: 47/100
• State rank: #346
• US rank: #26376

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pentress, WV

Population outlook (Monongalia County) Hauer SSP2

• Today (2025): 122,188 people
• By 2030: 131,536 · +7.7%
• By 2040: 149,777 · +22.6%
• By 2050: 168,245 · +37.7%
• By 2075: 207,979 · +70.2%
• By 2100: 239,430 · +96.0%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2025-11-07 Listed $25,000 ForSaleByOwner.com