481 Meridan St · Morgantown, WV 26505

$219,000

2 bd · 1.0 ba · 953 sqft · SingleFamily public records · 336 Days on market

Built 1950 4,792 sqft lot $230/sqft · 6% below area Est $233k · 6% under ↓ 12% since listing

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Why this score? — see what drove the F 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).

• ARV discount +10.1/15.0
• Cash flow +6.0/30.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• DSCR +0.4/10.0
• 1% rule +0.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOCATION, LOCATION, LOCATION - Tucked in the heart of Suncrest—one of Morgantown’s most beloved and established neighborhoods—this 3-bedroom, 1-bath home offers more than just a place to live. It’s a chance to be part of a true community. Step inside and you’ll immediately feel the warmth of a home that’s been loved. The living room features rich cherry wood floors that add warmth and character, while the bedrooms are lined with timeless oak flooring—each room with its own personality, ready to reflect yours. Natural light pours through the windows, and the layout invites cozy mornings, quiet evenings, and everything in between. Located just minutes from WVU Hospitals, Ruby Memorial, and Mon Health, this home is ideal for anyone seeking a short commute with long-term comfort. Whether you're heading to University Town Centre, hopping on the interstate, or grabbing dinner at your favorite neighborhood spot, you’re right where you need to be. Whether you’re a first-time buyer, a healthcare professional, or just searching for a place that finally feels like home—this one’s calling your name. Call to schedule your appointment today!

Key facts

• Short commute
• Natural light
• 4,792 sq ft lot

Tags

• RICH CHERRY WOOD FLOORS
• TIMELESS OAK FLOORING
• NATURAL LIGHT
• SHORT COMMUTE
• CLOSE TO WVU HOSPITALS
• CLOSE TO RUBY MEMORIAL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $-416 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (33.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (47.8% below list).
• Recommended offer: $114k (47.8% below list) — sets the bar for 1% rule.
• Cap rate 4.0% vs local median 3.0% in Morgantown — 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 84/100 on livability (#5 in WV, #674 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment D-.
• 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.
• Zoned schools: Suncrest Elementary School (math 55% / reading 54%, grade C, #29 of 377 statewide, top 10%, 567 students, 0% FRL); Suncrest Middle School (math 46% / reading 57%, grade C, #4 of 109 statewide, top 3%, 501 students, 0% FRL); Morgantown High School (math 49% / reading 73%, grade C+, #2 of 110 statewide, top 1%, 1,859 students, 0% FRL) — zoned schools average 0% FRL vs 32% district-wide (32 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+5.5%/yr); 123 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 23 units permitted in Monongalia County in 2024 (15 in 5+ unit buildings).
• This rent runs 30% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Monongalia County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 336 days — a 12% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $31k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $114,354 (47.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 336 days. Have you received any prior offers? Is the seller open to a 48% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — 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. 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. 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?
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: 0.52% ✗
• Cap rate: 4.01%
• Cash-on-cash: -8.14%
• DSCR: 0.64
• GRM: 16.0

CMA / ARV

• ARV (median comp): $232,521
• List price: $219,000
• Delta: -5.82%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1497 Woodland Dr	0.23mi	2/1.0	960 (+1%)	7mo	$200,000	$208	82
533 Princeton Ave	0.20mi	2/1.0	964 (+1%)	8mo	$182,000	$189	82
1457 Woodland Dr	0.16mi	2/1.0	960 (+1%)	13mo	$225,000	$234	80
1492 Western Ave	0.22mi	3/1.0 (+1)	960 (+1%)	4mo	$260,000	$271	80
560 Plymouth	0.12mi	2/1.0	1,008 (+6%)	8mo	$237,500	$236	78
1341 Fenwick	0.20mi	2/2.0	974 (+2%)	8mo	$175,000	$180	76
420 Herman Ave	0.50mi	2/1.0	1,011 (+6%)	3mo	$170,000	$168	64
454 Kensington Ave	0.42mi	1/1.0 (-1)	1,030 (+8%)	11mo	$167,500	$163	53
424 Herman Ave	0.49mi	2/1.5	1,082 (+14%)	7mo	$220,000	$203	47
528 Herman Ave	0.39mi	2/1.0	1,088 (+14%)	15mo	$120,000	$110	46
408 Crawford Ave	0.62mi	2/1.0	879 (-8%)	19mo	$86,000	$98	42
275 Bertha Hl	0.75mi	3/2.0 (+1)	1,045 (+10%)	1mo	$265,000	$254	39

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 · 5.46% rent growth · sell at horizon

5-year hold

• IRR: -28.5%
• Equity multiple: 0.03×
• Total profit: $-59,186
• Equity at exit: $32,654

10-year hold

• IRR: -21.4%
• Equity multiple: -0.20×
• Total profit: $-73,555
• Equity at exit: $18,935

Cash invested: $61,320 (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 26505

• Home prices YoY: -31.9%
• Rents YoY: 5.5%
• Active inventory: 123
• Price-to-rent: 16.0×

Monthly cashflow live

• Estimated rent: $1,144 medium
• Mortgage (P&I): −$1,148
• Tax from tax record: −$80 /mo · $956/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $-416

Break-even live

Break-even rent $1,670

Max offer price $145,510

Occupancy floor —

Sensitivity live

Price	-10% $-292	-5% $-354	+0% $-416	+5% $-478	+10% $-540
Rent	-10% $-506	-5% $-461	+0% $-416	+5% $-371	+10% $-326
Rate	-1.0pp $-306	-0.5pp $-360	base $-416	+0.5pp $-473	+1.0pp $-530

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
775 Chestnut Ridge Rd Morgantown, WV	1.0	1.0	900	$888	$0.99	45d	5	0.95mi
205 Glen Abbey Ln Morgantown, WV	1.0–3.0	1.0–1.5	879	$995	$1.13	45d	18	1.10mi
5000 Domain Dr Morgantown, WV	1.0–4.0	1.0–4.0	1046	$1,467	$1.40	45d	41	1.30mi

Listing history 15 events

1. 2026-06-08
   days on market $219,000 Active 336 DOM
2. 2026-06-07
   days on market $219,000 Active 335 DOM
3. 2026-06-05
   days on market $219,000 Active 332 DOM
4. 2026-06-03
   days on market $219,000 Active 331 DOM
5. 2026-06-02
   days on market $219,000 Active 330 DOM
6. 2026-06-01
   days on market $219,000 Active 329 DOM
7. 2026-05-31
   days on market $219,000 Active 328 DOM
8. 2026-05-30
   days on market $219,000 Active 327 DOM
9. 2026-04-09
   price $219,000 1211-char remark

   Show marketing remark (1211 chars)

   LOCATION, LOCATION, LOCATION - Tucked in the heart of Suncrest—one of Morgantown’s most beloved and established neighborhoods—this 3-bedroom, 1-bath home offers more than just a place to live. It’s a chance to be part of a true community. Step inside and you’ll immediately feel the warmth of a home that’s been loved. The living room features rich cherry wood floors that add warmth and character, while the bedrooms are lined with timeless oak flooring—each room with its own personality, ready to reflect yours. Natural light pours through the windows, and the layout invites cozy mornings, quiet evenings, and everything in between. Located just minutes from WVU Hospitals, Ruby Memorial, and Mon Health, this home is ideal for anyone seeking a short commute with long-term comfort. Whether you're heading to University Town Centre, hopping on the interstate, or grabbing dinner at your favorite neighborhood spot, you’re right where you need to be. Whether you’re a first-time buyer, a healthcare professional, or just searching for a place that finally feels like home—this one’s calling your name. Call to schedule your appointment today!

10. 2025-10-29
    price $227,000 1211-char remark

    Show marketing remark (1211 chars)

    LOCATION, LOCATION, LOCATION - Tucked in the heart of Suncrest—one of Morgantown’s most beloved and established neighborhoods—this 3-bedroom, 1-bath home offers more than just a place to live. It’s a chance to be part of a true community. Step inside and you’ll immediately feel the warmth of a home that’s been loved. The living room features rich cherry wood floors that add warmth and character, while the bedrooms are lined with timeless oak flooring—each room with its own personality, ready to reflect yours. Natural light pours through the windows, and the layout invites cozy mornings, quiet evenings, and everything in between. Located just minutes from WVU Hospitals, Ruby Memorial, and Mon Health, this home is ideal for anyone seeking a short commute with long-term comfort. Whether you're heading to University Town Centre, hopping on the interstate, or grabbing dinner at your favorite neighborhood spot, you’re right where you need to be. Whether you’re a first-time buyer, a healthcare professional, or just searching for a place that finally feels like home—this one’s calling your name. Call to schedule your appointment today!

11. 2025-09-05
    price $231,000 1211-char remark

    Show marketing remark (1211 chars)

    LOCATION, LOCATION, LOCATION - Tucked in the heart of Suncrest—one of Morgantown’s most beloved and established neighborhoods—this 3-bedroom, 1-bath home offers more than just a place to live. It’s a chance to be part of a true community. Step inside and you’ll immediately feel the warmth of a home that’s been loved. The living room features rich cherry wood floors that add warmth and character, while the bedrooms are lined with timeless oak flooring—each room with its own personality, ready to reflect yours. Natural light pours through the windows, and the layout invites cozy mornings, quiet evenings, and everything in between. Located just minutes from WVU Hospitals, Ruby Memorial, and Mon Health, this home is ideal for anyone seeking a short commute with long-term comfort. Whether you're heading to University Town Centre, hopping on the interstate, or grabbing dinner at your favorite neighborhood spot, you’re right where you need to be. Whether you’re a first-time buyer, a healthcare professional, or just searching for a place that finally feels like home—this one’s calling your name. Call to schedule your appointment today!

12. 2025-08-06
    price $241,000 1211-char remark

    Show marketing remark (1211 chars)

    LOCATION, LOCATION, LOCATION - Tucked in the heart of Suncrest—one of Morgantown’s most beloved and established neighborhoods—this 3-bedroom, 1-bath home offers more than just a place to live. It’s a chance to be part of a true community. Step inside and you’ll immediately feel the warmth of a home that’s been loved. The living room features rich cherry wood floors that add warmth and character, while the bedrooms are lined with timeless oak flooring—each room with its own personality, ready to reflect yours. Natural light pours through the windows, and the layout invites cozy mornings, quiet evenings, and everything in between. Located just minutes from WVU Hospitals, Ruby Memorial, and Mon Health, this home is ideal for anyone seeking a short commute with long-term comfort. Whether you're heading to University Town Centre, hopping on the interstate, or grabbing dinner at your favorite neighborhood spot, you’re right where you need to be. Whether you’re a first-time buyer, a healthcare professional, or just searching for a place that finally feels like home—this one’s calling your name. Call to schedule your appointment today!

13. 2025-08-02
    status Active 1211-char remark

    Show marketing remark (1211 chars)

    LOCATION, LOCATION, LOCATION - Tucked in the heart of Suncrest—one of Morgantown’s most beloved and established neighborhoods—this 3-bedroom, 1-bath home offers more than just a place to live. It’s a chance to be part of a true community. Step inside and you’ll immediately feel the warmth of a home that’s been loved. The living room features rich cherry wood floors that add warmth and character, while the bedrooms are lined with timeless oak flooring—each room with its own personality, ready to reflect yours. Natural light pours through the windows, and the layout invites cozy mornings, quiet evenings, and everything in between. Located just minutes from WVU Hospitals, Ruby Memorial, and Mon Health, this home is ideal for anyone seeking a short commute with long-term comfort. Whether you're heading to University Town Centre, hopping on the interstate, or grabbing dinner at your favorite neighborhood spot, you’re right where you need to be. Whether you’re a first-time buyer, a healthcare professional, or just searching for a place that finally feels like home—this one’s calling your name. Call to schedule your appointment today!

14. 2025-07-25
    historical Active Under Contract 1211-char remark

    Show marketing remark (1211 chars)

    LOCATION, LOCATION, LOCATION - Tucked in the heart of Suncrest—one of Morgantown’s most beloved and established neighborhoods—this 3-bedroom, 1-bath home offers more than just a place to live. It’s a chance to be part of a true community. Step inside and you’ll immediately feel the warmth of a home that’s been loved. The living room features rich cherry wood floors that add warmth and character, while the bedrooms are lined with timeless oak flooring—each room with its own personality, ready to reflect yours. Natural light pours through the windows, and the layout invites cozy mornings, quiet evenings, and everything in between. Located just minutes from WVU Hospitals, Ruby Memorial, and Mon Health, this home is ideal for anyone seeking a short commute with long-term comfort. Whether you're heading to University Town Centre, hopping on the interstate, or grabbing dinner at your favorite neighborhood spot, you’re right where you need to be. Whether you’re a first-time buyer, a healthcare professional, or just searching for a place that finally feels like home—this one’s calling your name. Call to schedule your appointment today!

15. 2025-07-07
    listed $249,700 Active 1211-char remark

    Show marketing remark (1211 chars)

    LOCATION, LOCATION, LOCATION - Tucked in the heart of Suncrest—one of Morgantown’s most beloved and established neighborhoods—this 3-bedroom, 1-bath home offers more than just a place to live. It’s a chance to be part of a true community. Step inside and you’ll immediately feel the warmth of a home that’s been loved. The living room features rich cherry wood floors that add warmth and character, while the bedrooms are lined with timeless oak flooring—each room with its own personality, ready to reflect yours. Natural light pours through the windows, and the layout invites cozy mornings, quiet evenings, and everything in between. Located just minutes from WVU Hospitals, Ruby Memorial, and Mon Health, this home is ideal for anyone seeking a short commute with long-term comfort. Whether you're heading to University Town Centre, hopping on the interstate, or grabbing dinner at your favorite neighborhood spot, you’re right where you need to be. Whether you’re a first-time buyer, a healthcare professional, or just searching for a place that finally feels like home—this one’s calling your name. Call to schedule your appointment today!

ⓘ 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: $956 · $80/mo
• Projected year-2 tax: $1,292 · $108/mo
• Expected delta: +$336/yr (+$28/mo · 35.1%)

ⓘ 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 ≥99°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,722
• − Mortgage interest: −$12,267
• − Property taxes: −$956
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,098
• − Management: −$1,098
• − Depreciation: −$6,371
• Taxable loss: −$9,163
• Est. tax savings @ 24.0%: +$2,199
• After-tax cash flow: $-2,793/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: 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 — Morgantown

• Score: 84/100
• State rank: #5
• US rank: #674

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Morgantown, WV
• County: Monongalia County · 97,252 people
• City population: 97,252
• Metro: Morgantown, WV
• Population (ZIP): 37,492
• Household income: $45,536
• Rent vs Own: 67.5% rent · 32.5% own
• Severe rent burden: 3256.0

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Asian 6% Two or more races 5% Black 4% Hispanic / Latino 3%
• Common ancestry: Romanian 5% Slovak 3% Italian 2%
• Foreign-born: 10% · China, Canada, Vietnam
• Languages at home: 88% English-only · Arabic 3% Other Indo-European 2% Chinese 2%

Political lean MEDSL · Monongalia

• 2024 margin: Toss-up / Even · D 46.5% · R 50.9% · Other 2.7%
• 2008→2024 swing: -8.2pp toward R · 2008: 3.9pp · 2024: -4.4pp
• All cycles: 2024: R+4.4 2020: R+1.2 2016: R+10.4 2012: R+9.7 2008: D+3.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -100.05%
• Current HPI: 213.749
• Rent YoY: ▲ 5.46%
• Metro: Morgantown, WV
• State GDP YoY: —
• F500 in state: 0

Price history

-12.3% since first listed

7 events — show timeline

• 2026-04-09 Price Changed $219,000 NCWVREIN
• 2025-10-29 Price Changed $227,000 NCWVREIN
• 2025-09-05 Price Changed $231,000 NCWVREIN
• 2025-08-06 Price Changed $241,000 NCWVREIN
• 2025-08-02 Relisted — NCWVREIN
• 2025-07-25 Contingent — NCWVREIN
• 2025-07-07 Listed $249,700 NCWVREIN

Property tax history

+1.6%/yr

Latest (2025): $956 · +0.2% YoY. Source: county tax records.