150 Minnich St · Weston, WV 26452

$64,999

2 bd · 1.0 ba · 1,022 sqft · SingleFamily public records · 64 Days on market

Built 1950 9,583 sqft lot Est $114k · 43% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Appreciation +5.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

CUTE BUNGALOW, WITH NEWER HEATING AND AC, MOVE IN READY, EXTRA LOT BESIDE THE HOME CONVEYS. TAXES ARE HOMESTEAD. PAY RENT NO MORE. SELLER IS MOTIVATED.

Key facts

• 9,583 sq ft lot
• Community pool
• Built 1950

Property features AI

Finance

• HOA & community: Community amenities include golf, pool, and tennis courts

Exterior

• Parking: Off-street parking; On-street parking
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family detached residence; One story
• Construction: Frame construction; Metal roof
• Exterior features: Front porch; Storm doors; Corner lot; Lot with irregular shape; Close proximity frontage

Interior

• Flooring: Ceramic tile; Laminate; Tile; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Ceiling fans; Forced air heating; Natural gas heating
• Interior features: Storm windows; 6 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $262 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($933 rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.2% vs local median 4.2% in Weston — 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 73/100 on livability (#38 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D-, commute F, employment F.
• Lewis County Schools (rural): math 19% / reading 27% proficiency, ranked #53 of 55 in WV (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Peterson-Central Elementary School (math 22% / reading 17%, grade F, #350 of 377 statewide, top 95%, 459 students, 0% FRL); Robert L. Bland Middle School (math 16% / reading 28%, grade F, #95 of 109 statewide, top 88%, 658 students, 0% FRL); Lewis County High School (math 12% / reading 37%, grade F, #91 of 110 statewide, top 85%, 756 students, 0% FRL) — zoned schools average 0% FRL vs 50% district-wide (50 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 37 active listings in the ZIP.

Forward outlook

• In year one you build about $1k of equity ($449 loan paydown + $762 appreciation (1.2% local appreciation)).
• Lewis County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.2% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $35k; list at $65k implies a 86% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,099 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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. 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?
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: 1.43% ✓
• Cap rate: 12.15%
• Cash-on-cash: 20.92%
• DSCR: 1.93
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $114,464
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19 Forinash Rd	0.27mi	3/1.0 (+1)	1,092 (+7%)	1mo	$150,000	$137	70
506 Broad St	0.54mi	2/1.5	980 (-4%)	8mo	$110,000	$112	59
556 Broad St	0.57mi	2/1.0	960 (-6%)	7mo	$99,000	$103	58
411 Charles St	0.20mi	3/1.0 (+1)	920 (-10%)	17mo	$14,500	$16	55
601 W 2nd St	0.69mi	2/1.0	976 (-4%)	23mo	$80,000	$82	41
626 Rohr St	0.69mi	3/1.0 (+1)	888 (-13%)	13mo	$125,000	$141	30

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

Projected returns pro-forma

1.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.7%
• Equity multiple: 2.01×
• Total profit: $18,463
• Equity at exit: $22,772

10-year hold

• IRR: 22.6%
• Equity multiple: 3.78×
• Total profit: $50,550
• Equity at exit: $30,718

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 26452

• Home prices YoY: 0.8%
• Active inventory: 37
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $933 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$52 /mo · $619/yr
• Insurance: −$27
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $262

Break-even live

Break-even rent $601

Max offer price $64,999

Occupancy floor 67%

Sensitivity live

Price	-10% $299	-5% $280	+0% $262	+5% $243	+10% $225
Rent	-10% $188	-5% $225	+0% $262	+5% $299	+10% $335
Rate	-1.0pp $294	-0.5pp $278	base $262	+0.5pp $245	+1.0pp $228

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: —

Listing history 22 events

1. 2026-06-21
   days on market $64,999 Active 64 DOM
2. 2026-06-18
   days on market $64,999 Active 62 DOM
3. 2026-06-17
   days on market $64,999 Active 61 DOM
4. 2026-06-16
   days on market $64,999 Active 60 DOM
5. 2026-06-15
   days on market $64,999 Active 59 DOM
6. 2026-06-15
   days on market $64,999 Active 58 DOM
7. 2026-06-13
   days on market $64,999 Active 57 DOM
8. 2026-06-12
   days on market $64,999 Active 56 DOM
9. 2026-06-09
   days on market $64,999 Active 53 DOM
10. 2026-06-08
    days on market $64,999 Active 52 DOM
11. 2026-06-08
    days on market $64,999 Active 51 DOM
12. 2026-06-07
    days on market $64,999 Active 50 DOM
13. 2026-06-04
    days on market $64,999 Active 48 DOM
14. 2026-06-03
    days on market $64,999 Active 47 DOM
15. 2026-06-02
    days on market $64,999 Active 46 DOM
16. 2026-06-01
    days on market $64,999 Active 45 DOM
17. 2026-05-31
    days on market $64,999 Active 44 DOM
18. 2026-05-05
    status Active
19. 2026-04-20
    historical Active Under Contract
20. 2026-04-17
    listed $64,999 Active
21. 2014-09-15
    soldstatus $35,000 151-char remark

    Show marketing remark (151 chars)

    CUTE BUNGALOW, WITH NEWER HEATING AND AC, MOVE IN READY, EXTRA LOT BESIDE THE HOME CONVEYS. TAXES ARE HOMESTEAD. PAY RENT NO MORE. SELLER IS MOTIVATED.

22. 2014-02-19
    listed $48,500 151-char remark

    Show marketing remark (151 chars)

    CUTE BUNGALOW, WITH NEWER HEATING AND AC, MOVE IN READY, EXTRA LOT BESIDE THE HOME CONVEYS. TAXES ARE HOMESTEAD. PAY RENT NO MORE. SELLER IS MOTIVATED.

ⓘ 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: $619 · $52/mo
• Projected year-2 tax: $619 · $52/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 7/10 Severe FEMA zone X (unshaded) · 76% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 20 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: $11,192
• − Mortgage interest: −$3,641
• − Property taxes: −$619
• − Insurance: −$991
• − Repairs & maintenance: −$895
• − Management: −$895
• − Depreciation: −$1,891
• Taxable income: $2,259
• Est. tax owed @ 24.0%: −$542
• After-tax cash flow: $2,599/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: Lewis County Schools
• NCES district ID: 5400630
• Math proficiency: 19% ▼ -12.00%
• Reading proficiency: 27% ▼ -8.00%
• Median HH income: $36,146
• Composite: 19.05/100
• National rank: #8843
• State rank: #53 of 55 in WV

Livability — Weston

• Score: 73/100
• State rank: #38
• US rank: #5368

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Weston, WV
• Population (ZIP): 9,374

Population outlook (Lewis County) Hauer SSP2

• Today (2025): 16,382 people
• By 2030: 16,293 · -0.5%
• By 2040: 15,999 · -2.3%
• By 2050: 15,569 · -5.0%
• By 2075: 14,450 · -11.8%
• By 2100: 12,164 · -25.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Serbian 1% Iranian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Lewis

• 2024 margin: Solid R (+59.3) · D 19.5% · R 78.8% · Other 1.8%
• 2008→2024 swing: -25.6pp toward R · 2008: -33.7pp · 2024: -59.3pp
• All cycles: 2024: R+59.3 2020: R+56.9 2016: R+56.8 2012: R+42.1 2008: R+33.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.17%
• Current HPI: 144.3377
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+34.0% since first listed

5 events — show timeline

• 2026-05-05 Relisted — NCWVREIN
• 2026-04-20 Contingent — NCWVREIN
• 2026-04-17 Listed $64,999 NCWVREIN
• 2014-09-15 Sold (MLS) $35,000 NCWVREIN
• 2014-02-19 Listed $48,500 NCWVREIN

Property tax history

+29.8%/yr

Latest (2025): $619 · +9.5% YoY. Source: county tax records.