210 Roberts St · Fairmont, WV 26554

$45,000

4 bd · 1.5 ba · 1,647 sqft · SingleFamily public records · 85 Days on market

Built 1949 6,621 sqft lot ↓ 36% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor / Renovation Opportunity! 4-bedroom, 2-bath home offering approximately 1,647 sq ft of living space on a 6,621 sq ft lot. Features include a full basement, one-car garage, and two fireplaces. Built in 1949. Public water and sewer per record. Property is in below-average to major rehabilitation condition and will require significant repairs and updates throughout. Photographs indicate possible moisture intrusion and visible organic growth in certain areas. The property is part of an estate. Heirs are out of state and have limited knowledge of the property’s condition. Listing agent has not personally inspected the interior. Condition of roof, foundation, plumbing, electrical,

Key facts

• 6,621 sq ft lot
• Built 1949
• Listed 84 days

Property features AI

Finance

• Financial info: Property condition noted as below average and needing major rehab

Exterior

• Parking: Other parking
• Utilities: Public water; Public sewer
• Home design: Detached property; Ownership: Fee simple
• Construction: Vinyl siding; Other foundation; Other structures listed as above grade; Year built reported as estimated
• Exterior features: No tidal water

Interior

• Bedrooms: Four bedrooms on the main level
• Bathrooms: One full bathroom on the main level; One half bathroom on the main level; Total: one full and one half bath
• Heating & cooling: Heating: Other; Cooling: Other; Hot water: Other
• Interior features: Partially finished basement; Living area reported as estimated

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $744 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $42k (6.0% below list) — sets the bar for market timing.
• Cap rate 26.1% vs local median 4.3% in Fairmont — 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 70/100 on livability (#64 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D, amenities F, commute F.
• Marion County Schools (town): math 30% / reading 43% proficiency, ranked #11 of 55 in WV (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 151 active listings in the ZIP; 3 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $311 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($42k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $42,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 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 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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.
9. 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.
10. 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: 3.09% ✓
• Cap rate: 26.13%
• Cash-on-cash: 70.85%
• DSCR: 4.15
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $194,346
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
227 Homewood	0.08mi	3/1.0 (-1)	1,528 (-7%)	7mo	$180,000	$118	72
624 E Park Ave	0.48mi	4/1.0	1,643 (-0%)	8mo	$140,000	$85	69
818 E Park Ave	0.33mi	3/2.0 (-1)	1,566 (-5%)	7mo	$160,000	$102	64
808 E Park Ave	0.36mi	3/2.0 (-1)	1,584 (-4%)	9mo	$96,000	$61	63
122 Marion St	0.45mi	3/1.5 (-1)	1,602 (-3%)	9mo	$241,750	$151	62
102 Lemont	0.32mi	3/2.0 (-1)	1,807 (+10%)	2mo	$275,900	$153	60
615 Mason St	0.39mi	3/2.0 (-1)	1,735 (+5%)	8mo	$102,500	$59	59
129 Elkins St	0.63mi	4/2.0	1,576 (-4%)	7mo	$185,000	$117	55
127 Elkins St	0.63mi	3/2.0 (-1)	1,550 (-6%)	2mo	$200,000	$129	53
124 Elkins	0.65mi	3/1.0 (-1)	1,586 (-4%)	8mo	$183,500	$116	50
308 Wilson St	0.65mi	3/2.0 (-1)	1,455 (-12%)	1mo	$184,000	$126	42
116 Elkins St	0.64mi	3/1.5 (-1)	1,874 (+14%)	8mo	$275,000	$147	35

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

Projected returns pro-forma

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

5-year hold

• IRR: 70.5%
• Equity multiple: 4.19×
• Total profit: $40,139
• Equity at exit: $6,710

10-year hold

• IRR: 74.5%
• Equity multiple: 8.63×
• Total profit: $96,161
• Equity at exit: $3,891

Cash invested: $12,600 (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 26554

• Home prices YoY: -11.3%
• Active inventory: 151
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,391 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$101 /mo · $1,206/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $744

Break-even live

Break-even rent $450

Max offer price $45,000

Occupancy floor 42%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $45,000 Active 85 DOM
2. 2026-06-18
   days on market $45,000 Active 84 DOM
3. 2026-06-17
   days on market $45,000 Active 83 DOM
4. 2026-06-16
   days on market $45,000 Active 82 DOM
5. 2026-06-15
   days on market $45,000 Active 81 DOM
6. 2026-06-14
   days on market $45,000 Active 79 DOM
7. 2026-06-13
   days on market $45,000 Active 78 DOM
8. 2026-06-10
   days on market $45,000 Active 76 DOM
9. 2026-06-09
   days on market $45,000 Active 75 DOM
10. 2026-06-08
    days on market $45,000 Active 74 DOM
11. 2026-06-07
    statusdays on market $45,000 Active 73 DOM
12. 2026-05-10
    status Pending
13. 2026-04-08
    price $45,000
14. 2026-03-25
    price $55,000
15. 2026-03-04
    price $80,000
16. 2026-02-28
    listed $70,000 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: $1,206 · $101/mo
• Projected year-2 tax: $1,206 · $101/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 ≥96°F today · 20 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: $16,697
• − Mortgage interest: −$2,521
• − Property taxes: −$1,206
• − Insurance: −$225
• − Repairs & maintenance: −$1,336
• − Management: −$1,336
• − Depreciation: −$1,309
• Taxable income: $8,764
• Est. tax owed @ 24.0%: −$2,103
• After-tax cash flow: $6,824/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: Marion County Schools
• NCES district ID: 5400720
• Math proficiency: 30% ▼ -14.00%
• Reading proficiency: 43% ▼ -8.00%
• Median HH income: $42,195
• Composite: 30.8/100
• National rank: #6145
• State rank: #11 of 55 in WV

Livability — Fairmont

• Score: 70/100
• State rank: #64
• US rank: #8054

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 42,116

Population outlook (Marion County) Hauer SSP2

• Today (2025): 56,923 people
• By 2030: 56,850 · -0.1%
• By 2040: 56,469 · -0.8%
• By 2050: 56,027 · -1.6%
• By 2075: 55,509 · -2.5%
• By 2100: 51,082 · -10.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Black 3% Hispanic / Latino 2%
• Common ancestry: Romanian 3% Slovak 2% Iranian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Marion

• 2024 margin: Solid R (+31.2) · D 33.2% · R 64.5% · Other 2.3%
• 2008→2024 swing: -31.7pp toward R · 2008: 0.5pp · 2024: -31.2pp
• All cycles: 2024: R+31.2 2020: R+28.7 2016: R+33.5 2012: R+14.4 2008: D+0.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -30.86%
• Current HPI: 240.9967
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-35.7% since first listed

5 events — show timeline

• 2026-05-10 Pending — BRIGHT MLS
• 2026-04-08 Price Changed $45,000 BRIGHT MLS
• 2026-03-25 Price Changed $55,000 BRIGHT MLS
• 2026-03-04 Price Changed $80,000 BRIGHT MLS
• 2026-02-28 Listed $70,000 BRIGHT MLS

Property tax history

+0.7%/yr

Latest (2025): $1,206 · +4.0% YoY. Source: county tax records.