122 E Main St · Kingwood, WV 26537

$125,000

2 bd · 1.0 ba · 966 sqft · SingleFamily public records · 71 Days on market

Built 1910 0.27 ac lot Est $98k · 28% over

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Why this score? — see what drove the D- 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).

• Appreciation +10.0/10.0
• Cash flow +9.9/30.0
• Livability +3.2/5.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• 1% rule +2.0/10.0
• ARV discount +0.0/15.0

Listing remarks

RANCH Two bedrooms one full bath just all updated! Large living room, formal dining room that leads to the kitchen. closed off porch area on the side. Natural Gas Heating and Water heater. Newer Windows, deck, furnace, paint, water tank, Roof & flooring. Located in the heart of Kingwood. Clean ready to move into! Unfinished basement with an exterior door, with washer/dryer area. Enjoy the front porch and back yard. Stroll to many amenities

Key facts

• Natural gas heating
• Exterior door
• Unfinished basement

Tags

• CLOSED OFF PORCH AREA
• NATURAL GAS HEATING
• NEWER WINDOWS
• DECK
• UNFINISHED BASEMENT
• EXTERIOR DOOR

Property features AI

Finance

• HOA & community: Community pool

Exterior

• Parking: No on-site parking
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family detached residence; One story
• Construction: Aluminum siding and frame construction; Metal and shingle roof
• Exterior features: Front porch; Sloped lot

Interior

• Kitchen: Refrigerator; Range
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Ceiling fans; Window air conditioning units
• Interior features: Unfinished walk-out basement; Five total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $-78 ($-940/yr) — negative.
• To cash-flow at today's rent, offer at most $111k (11.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $88k (29.6% below list).
• Recommended offer: $88k (29.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#127 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: employment D, amenities F, commute F.
• Preston County Schools (rural): math 22% / reading 33% proficiency, ranked #39 of 55 in WV (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Kingwood Elementary (math 27% / reading 32%, grade F, #225 of 377 statewide, top 68%, 361 students, 0% FRL); Central Preston Middle School (math 19% / reading 42%, grade F, #57 of 109 statewide, top 52%, 322 students, 0% FRL); Preston High School (math 10% / reading 32%, grade F, #100 of 110 statewide, top 91%, 1,178 students, 0% FRL) — zoned schools average 0% FRL vs 43% district-wide (43 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 20 active listings in the ZIP; 2 units permitted in Preston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($864 loan paydown + $12k appreciation (10.0% local appreciation)).
• Preston County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $20k; list at $125k implies a 525% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,942 (29.6% 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 71 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1910 — 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 F-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: 0.70% ✗
• Cap rate: 5.54%
• Cash-on-cash: -2.68%
• DSCR: 0.88
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $97,566
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 Hartman St	0.11mi	2/1.0	927 (-4%)	11mo	$86,000	$93	79
102 Hartman St	0.17mi	2/1.0	858 (-11%)	12mo	$115,000	$134	64
106 Elizabeth Cir	0.62mi	3/1.0 (+1)	960 (-1%)	8mo	$101,900	$106	58
114 N Price St	0.21mi	2/1.0	1,082 (+12%)	16mo	$91,000	$84	56
112 Center	0.31mi	3/1.0 (+1)	1,060 (+10%)	10mo	$100,000	$94	56
100 Hartman St	0.17mi	2/1.5	1,092 (+13%)	20mo	$110,000	$101	51

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.4%
• Equity multiple: 2.80×
• Total profit: $63,049
• Equity at exit: $112,610

10-year hold

• IRR: 20.0%
• Equity multiple: 6.41×
• Total profit: $189,507
• Equity at exit: $242,848

Cash invested: $35,000 (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 26537

• Home prices YoY: 6.4%
• Active inventory: 20
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $879 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$65 /mo · $785/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $-78

Break-even live

Break-even rent $979

Max offer price $111,169

Occupancy floor —

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $125,000 Active 71 DOM
2. 2026-06-18
   days on market $125,000 Active 70 DOM
3. 2026-06-17
   days on market $125,000 Active 69 DOM
4. 2026-06-16
   days on market $125,000 Active 68 DOM
5. 2026-06-15
   days on market $125,000 Active 67 DOM
6. 2026-06-14
   days on market $125,000 Active 65 DOM
7. 2026-06-13
   days on market $125,000 Active 64 DOM
8. 2026-06-10
   days on market $125,000 Active 62 DOM
9. 2026-06-09
   days on market $125,000 Active 61 DOM
10. 2026-06-08
    days on market $125,000 Active 60 DOM
11. 2026-06-07
    days on market $125,000 Active 59 DOM
12. 2026-06-03
    days on market $125,000 Active 55 DOM
13. 2026-06-02
    days on market $125,000 Active 54 DOM
14. 2026-06-01
    days on market $125,000 Active 53 DOM
15. 2026-05-31
    days on market $125,000 Active 52 DOM
16. 2026-05-30
    days on market $125,000 Active 51 DOM
17. 2026-05-20
    price $125,000
18. 2026-04-09
    listed $132,500 Active
19. 1982-05-14
    soldstatus $20,000

ⓘ 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: $785 · $65/mo
• Projected year-2 tax: $785 · $65/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 3/10 Moderate 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,553
• − Mortgage interest: −$7,002
• − Property taxes: −$785
• − Insurance: −$625
• − Repairs & maintenance: −$844
• − Management: −$844
• − Depreciation: −$3,636
• Taxable loss: −$3,184
• Est. tax savings @ 24.0%: +$764
• After-tax cash flow: $-175/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: Preston County Schools
• NCES district ID: 5401170
• Math proficiency: 22% ▼ -8.00%
• Reading proficiency: 33% ▼ -6.00%
• Median HH income: $43,997
• Composite: 23.51/100
• National rank: #7869
• State rank: #39 of 55 in WV

Livability — Kingwood

• Score: 65/100
• State rank: #127
• US rank: #13334

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kingwood, WV
• Population (ZIP): 5,392

Population outlook (Preston County) Hauer SSP2

• Today (2025): 33,786 people
• By 2030: 33,618 · -0.5%
• By 2040: 32,953 · -2.5%
• By 2050: 32,131 · -4.9%
• By 2075: 30,774 · -8.9%
• By 2100: 27,037 · -20.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Black 1%
• Common ancestry: Slovak 4% Romanian 3% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Other Indo-European 1%

Political lean MEDSL · Preston

• 2024 margin: Solid R (+57.0) · D 20.5% · R 77.5% · Other 2.1%
• 2008→2024 swing: -30.5pp toward R · 2008: -26.5pp · 2024: -57.0pp
• All cycles: 2024: R+57.0 2020: R+55.1 2016: R+55.8 2012: R+44.4 2008: R+26.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 15.65%
• Current HPI: 261.098
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+525.0% since first listed

3 events — show timeline

• 2026-05-20 Price Changed $125,000 NCWVREIN
• 2026-04-09 Listed $132,500 NCWVREIN
• 1982-05-14 Sold (Public Records) $20,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $785 · -4.0% YoY. Source: county tax records.