449 Rose St · Follansbee, WV 26037

$20,000

2 bd · 1.0 ba · 736 sqft · SingleFamily public records · 62 Days on market

Built 1920 7,492 sqft lot Est $31k · 35% under ↓ 23% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Investment property for sale. Motivated seller . This will most likely need to be a cash sale as home is in need of repairs. No utilities are on. home is being sold As-is. Property is still in the process of being cleaned out.

Key facts

• 7,492 sq ft lot
• Built 1920
• Listed 61 days

Property features AI

Finance

• Other: Property listed as residential
• Financial info: Tax information available
• HOA & community: Information not provided

Exterior

• Parking: Information not provided
• Security: Information not provided
• Utilities: Public water; Public sewer
• Home design: Single-family ranch home; 1 story
• Construction: Wood siding construction
• Exterior features: Front porch; Shingle roof

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Information not provided
• Flooring: Information not provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Window AC units; Ceiling fans
• Interior features: Range, Refrigerator, Gas water heater; Crawl space basement; 6 total rooms
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $450 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($814 rent vs $20k).
• Recommended offer: $19k (6.0% 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; 2 units permitted in Brooke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $70 of equity ($138 loan paydown + $-68 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 $6k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($19k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $18,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 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 1920 — 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: 4.07% ✓
• Cap rate: 36.64%
• Cash-on-cash: 108.39%
• DSCR: 5.82
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $30,912
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
346 Main St	0.13mi	2/1.0	832 (+13%)	6mo	$35,000	$42	67

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: 98.9%
• Equity multiple: 5.97×
• Total profit: $27,820
• Equity at exit: $5,467

10-year hold

• IRR: —
• Equity multiple: 12.36×
• Total profit: $63,607
• Equity at exit: $6,306

Cash invested: $5,600 (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 26037

• Home prices YoY: -0.2%
• Active inventory: 24
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $814 medium
• Mortgage (P&I): −$105
• Tax from tax record: −$24 /mo · $284/yr
• Insurance: −$8
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$171
• Net cashflow: $450

Break-even live

Break-even rent $244

Max offer price $20,000

Occupancy floor 40%

Sensitivity live

Price	-10% $462	-5% $456	+0% $450	+5% $445	+10% $439
Rent	-10% $386	-5% $418	+0% $450	+5% $482	+10% $515
Rate	-1.0pp $460	-0.5pp $455	base $450	+0.5pp $445	+1.0pp $440

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-22
   days on market $20,000 Active 62 DOM
2. 2026-06-21
   days on market $20,000 Active 61 DOM
3. 2026-06-19
   days on market $20,000 Active 59 DOM
4. 2026-06-18
   days on market $20,000 Active 58 DOM
5. 2026-06-17
   days on market $20,000 Active 57 DOM
6. 2026-06-16
   days on market $20,000 Active 56 DOM
7. 2026-06-15
   days on market $20,000 Active 55 DOM
8. 2026-06-14
   days on market $20,000 Active 53 DOM
9. 2026-06-12
   days on market $20,000 Active 52 DOM
10. 2026-06-09
    days on market $20,000 Active 49 DOM
11. 2026-06-08
    days on market $20,000 Active 48 DOM
12. 2026-06-07
    days on market $20,000 Active 47 DOM
13. 2026-06-05
    pricedays on market $20,000 Active 44 DOM
14. 2026-06-02
    days on market $27,000 Active 42 DOM
15. 2026-06-01
    days on market $27,000 Active 41 DOM
16. 2026-05-31
    days on market $27,000 Active 40 DOM
17. 2026-05-30
    days on market $27,000 Active 39 DOM
18. 2026-05-05
    price $27,000
19. 2026-04-20
    listed $35,000 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: $284 · $24/mo
• Projected year-2 tax: $284 · $24/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 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: $9,762
• − Mortgage interest: −$1,120
• − Property taxes: −$284
• − Insurance: −$766
• − Repairs & maintenance: −$781
• − Management: −$781
• − Depreciation: −$582
• Taxable income: $5,448
• Est. tax owed @ 24.0%: −$1,308
• After-tax cash flow: $4,096/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

-22.9% since first listed

2 events — show timeline

• 2026-05-05 Price Changed $27,000 WBOR
• 2026-04-20 Listed $35,000 WBOR

Property tax history

+9.1%/yr

Latest (2025): $284 · +3.7% YoY. Source: county tax records.