26 Potomac Dr · Keyser, WV 26726

$45,000

2 bd · 1.0 ba · 1,148 sqft · SingleFamily public records · 4 Days on market

Built 1933 9,147 sqft lot

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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
• Appreciation +6.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

Opportunity awaits in this 2-bedroom, 1-bath home located on the north end of Keyser within city limits. Whether you're an investor, house flipper, or buyer looking to customize a home to your own taste, this property offers plenty of potential. The home is in need of repairs and renovations, making it an ideal project for those with vision and creativity. Conveniently situated with easy access to shopping, dining, schools, and other local amenities, this property provides a great foundation for your next investment or renovation project. Bring your ideas and make this home your own.

Key facts

• North end of keyser
• Local amenities
• 9,147 sq ft lot

Tags

• NORTH END OF KEYSER
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING
• EASY ACCESS TO SCHOOLS
• LOCAL AMENITIES

Property features AI

Finance

• Financial info: Ownership: Fee simple

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Natural gas heating and hot water
• Home design: Detached structure
• Construction: Stucco construction; Block foundation; Shingle roof; Above-grade and below-grade structures; Built year source: assessor
• Exterior features: No tidal water; Sale includes an additional parcel (Parcel 76.1)

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level; 1 full bathroom total
• Heating & cooling: Forced air heating; Natural gas hot water
• Interior features: Estimated living area; Unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $521 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Cap rate 20.2% vs local median 3.9% in Keyser — 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 67/100 on livability (#93 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment D+, schools D, amenities F.
• Mineral County Schools (rural): math 26% / reading 34% proficiency, ranked #32 of 55 in WV (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 50 active listings in the ZIP; 64 units permitted in Mineral County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($311 loan paydown + $2k appreciation (3.4% local appreciation)).
• Mineral County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.4% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $26k; list at $45k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1933 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 8→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $45,000

Questions for the listing agent

1. Built in 1933 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.25% ✓
• Cap rate: 20.19%
• Cash-on-cash: 49.63%
• DSCR: 3.21
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $109,060
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
200 Maple Ave	0.21mi	3/1.0 (+1)	1,257 (+10%)	7mo	$120,000	$95	63
101 A St	0.63mi	2/1.0	1,092 (-5%)	16mo	$27,500	$25	49
24809 Crooks Ave	0.65mi	3/1.0 (+1)	1,032 (-10%)	10mo	$145,000	$141	40

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

Projected returns pro-forma

3.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 55.2%
• Equity multiple: 4.13×
• Total profit: $39,482
• Equity at exit: $21,163

10-year hold

• IRR: 54.5%
• Equity multiple: 8.38×
• Total profit: $92,967
• Equity at exit: $33,356

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 26726

• Home prices YoY: 1.6%
• Active inventory: 50
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,011 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$23 /mo · $275/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $521

Break-even live

Break-even rent $352

Max offer price $45,000

Occupancy floor 43%

Sensitivity live

Price	-10% $547	-5% $534	+0% $521	+5% $508	+10% $496
Rent	-10% $441	-5% $481	+0% $521	+5% $561	+10% $601
Rate	-1.0pp $544	-0.5pp $533	base $521	+0.5pp $510	+1.0pp $498

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 4 events

1. 2026-06-21
   days on market $45,000 Active 4 DOM
2. 2026-06-19
   days on market $45,000 Active 2 DOM
3. 2026-06-17
   remarks 590-char remark
4. 2026-06-17
   listed $45,000 Active 1 DOM

ⓘ 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: $275 · $23/mo
• Projected year-2 tax: $275 · $23/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 2/10 Low
• 🌡 Heat 5/10 Major 8 d/yr ≥98°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,135
• − Mortgage interest: −$2,521
• − Property taxes: −$275
• − Insurance: −$225
• − Repairs & maintenance: −$971
• − Management: −$971
• − Depreciation: −$1,309
• Taxable income: $5,863
• Est. tax owed @ 24.0%: −$1,407
• After-tax cash flow: $4,847/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: Mineral County Schools
• NCES district ID: 5400870
• Math proficiency: 26% ▼ -12.00%
• Reading proficiency: 34% ▼ -7.00%
• Median HH income: $36,161
• Composite: 24.85/100
• National rank: #7590
• State rank: #32 of 55 in WV

Livability — Keyser

• Score: 67/100
• State rank: #93
• US rank: #10850

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Keyser, WV
• Population (ZIP): 12,619

Population outlook (Mineral County) Hauer SSP2

• Today (2025): 25,357 people
• By 2030: 24,009 · -5.3%
• By 2040: 21,321 · -15.9%
• By 2050: 18,801 · -25.9%
• By 2075: 13,934 · -45.0%
• By 2100: 10,141 · -60.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Black 2%
• Common ancestry: Slovak 4% Lithuanian 1% Romanian 1%
• Foreign-born: 0% · Canada

Political lean MEDSL · Mineral

• 2024 margin: Solid R (+60.2) · D 19.2% · R 79.4% · Other 1.4%
• 2008→2024 swing: -26.7pp toward R · 2008: -33.5pp · 2024: -60.2pp
• All cycles: 2024: R+60.2 2020: R+57.3 2016: R+60.8 2012: R+45.0 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.36%
• Current HPI: 212.7657
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+73.1% since first listed

2 events — show timeline

• 2026-06-17 Listed $45,000 BRIGHT MLS
• 1981-05-14 Sold (Public Records) $26,000 Public Records

Property tax history

-2.9%/yr

Latest (2025): $275 · +8.9% YoY. Source: county tax records.