636 Banfield Ave · Follansbee, WV 26037

$30,000

3 bd · 1.0 ba · 1,368 sqft · SingleFamily public records · 28 Days on market

Built 1935

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.8/10.0
• Livability +3.6/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Opportunity awaits at 636 Banfield Ave in Follansbee, WV! This 3-bedroom, 1-bath home is ready for a full renovation and is being sold as-is, making it the perfect project for investors, flippers, or buyers looking to build equity. With solid bones and great potential, this property offers the chance to transform it into a beautiful home or profitable investment. Located in a desirable, established neighborhood, the home is just minutes from local shops, restaurants, schools, and parks, with convenient access to WV-2 for an easy commute to Weirton or Wheeling. Don't miss your chance to bring this property back to life—schedule your showing today and imagine the possibilities.

Key facts

• Built 1935
• Listed 28 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $356 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($800 rent vs $30k).
• Recommended offer: $30k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#49 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, cost of living A+; Watch: amenities F, employment D-, health & safety 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.
• Zoned schools: Brooke Middle School (math 20% / reading 31%, grade F, #75 of 109 statewide, top 73%, 693 students, 0% FRL); Brooke High School (math 22% / reading 57%, grade F, #21 of 110 statewide, top 26%, 1,033 students, 0% FRL) — zoned schools average 0% FRL vs 44% district-wide (44 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 24 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2 units permitted in Brooke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $104 of equity ($207 loan paydown + $-103 appreciation (-0.3% local appreciation)).
• Brooke County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.3% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($30k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price; built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $29,550 (1.5% below list)

Questions for the listing agent

1. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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: 2.67% ✓
• Cap rate: 20.55%
• Cash-on-cash: 50.90%
• DSCR: 3.26
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $120,384
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
636 Banfield Ave	0.00mi	3/1.0	1,368 (0%)	1mo	$14,000	$10	99
535 Mahan Ave	0.09mi	3/2.5	1,390 (+2%)	3mo	$145,000	$104	84
1141 Main St	0.19mi	3/1.0	1,296 (-5%)	7mo	$150,000	$116	77
621 Gilbert Ave	0.08mi	3/1.0	1,310 (-4%)	18mo	$129,000	$98	74
848 Neville St	0.44mi	3/1.0	1,439 (+5%)	2mo	$18,000	$13	70
982 Neville St	0.28mi	2/1.0 (-1)	1,292 (-6%)	6mo	$25,000	$19	68
1315 West St	0.21mi	4/3.0 (+1)	1,448 (+6%)	4mo	$162,500	$112	64
1019 Neville St	0.24mi	3/1.0	1,200 (-12%)	12mo	$60,000	$50	58
122 Willow Ln	0.70mi	2/2.0 (-1)	1,320 (-4%)	8mo	$57,000	$43	46
546 Rose St	0.72mi	3/1.0	1,236 (-10%)	5mo	$37,000	$30	46
122 Scenic Dr	0.69mi	3/1.5	1,240 (-9%)	12mo	$160,000	$129	40
110 Scenic Dr	0.67mi	3/2.0	1,568 (+15%)	13mo	$137,500	$88	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.34% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 52.0%
• Equity multiple: 3.55×
• Total profit: $21,392
• Equity at exit: $8,201

10-year hold

• IRR: 54.9%
• Equity multiple: 7.13×
• Total profit: $51,473
• Equity at exit: $9,460

Cash invested: $8,400 (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 26037

• Home prices YoY: -0.2%
• Active inventory: 24
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $800 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$106 /mo · $1,270/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$168
• Net cashflow: $356

Break-even live

Break-even rent $349

Max offer price $30,000

Occupancy floor 50%

Sensitivity live

Price	-10% $373	-5% $365	+0% $356	+5% $348	+10% $339
Rent	-10% $293	-5% $325	+0% $356	+5% $388	+10% $420
Rate	-1.0pp $371	-0.5pp $364	base $356	+0.5pp $349	+1.0pp $341

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1038 Clifton St Follansbee, WV	2.0	1.0	900	$800	$0.89	25d	1	0.22mi

Listing history 2 events

1. 2026-04-26
   status Pending
2. 2026-03-28
   listed $30,000 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: $1,270 · $106/mo
• Projected year-2 tax: $1,270 · $106/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 4/10 Moderate 7 d/yr ≥97°F today · 18 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: $9,600
• − Mortgage interest: −$1,680
• − Property taxes: −$1,270
• − Insurance: −$150
• − Repairs & maintenance: −$768
• − Management: −$768
• − Depreciation: −$873
• Taxable income: $4,091
• Est. tax owed @ 24.0%: −$982
• After-tax cash flow: $3,294/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 — Follansbee

• Score: 72/100
• State rank: #49
• US rank: #5909

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Follansbee, WV
• City population: 5,727
• Population (ZIP): 5,727

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% Slovak 4% Serbian 3%
• Foreign-born: 2%
• Languages at home: 99% English-only · German/W. Germanic 1%

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: ▼ -0.34%
• Current HPI: 219.1118
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-04-26 Pending — WBOR
• 2026-03-28 Listed $30,000 WBOR

Property tax history

+19.9%/yr

Latest (2025): $1,270 · +315.3% YoY. Source: county tax records.