101 N 1st Ave · Paden City, WV 26159

$40,000

3 bd · 1.0 ba · 1,364 sqft · SingleFamily public records · 242 Days on market

Built 1935 3,049 sqft lot ↓ 11% since listing

---

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
• Appreciation +9.7/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

Opportunity is knocking in Paden City, WV! This 3-bedroom, 1-bath home offers strong potential with room to add a second bathroom. Renovations already underway include a new metal roof, remodeled upstairs bath, and updated walls and ceilings. With a fenced yard and solid layout, this property is perfect for investors with a vision, first-time buyers willing to renovate, or anyone looking for a project. Sold as-is, cash only. Call today to schedule a showing!

Key facts

• New metal roof
• Fenced yard
• 3,049 sq ft lot

Tags

• NEW METAL ROOF
• REMODELED UPSTAIRS BATH
• UPDATED WALLS AND CEILINGS
• FENCED YARD

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence (Ranch); 2 stories
• Construction: Metal roof
• Exterior features: Porch; Fenced yard; Shed(s)

Interior

• Kitchen: Dishwasher; Microwave
• Flooring: Carpet; Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating
• Interior features: Dishwasher; Microwave; Gas water heater; Carpet flooring; Hardwood flooring; Has basement (partial, crawl space); 9 total rooms
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $419 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($982 rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#133 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: schools D, employment D, amenities F.
• Wetzel County Schools (town): math 25% / reading 33% proficiency, ranked #36 of 55 in WV (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 12 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($277 loan paydown + $4k appreciation (9.4% local appreciation)).
• Wetzel County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.4% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, 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 242 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $35,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 242 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — 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: 2.45% ✓
• Cap rate: 20.85%
• Cash-on-cash: 51.99%
• DSCR: 3.31
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $129,580
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
705 South 4th Ave	0.37mi	3/1.0	1,363 (-0%)	2mo	$140,000	$103	81
135 North 3rd Ave	0.14mi	3/1.0	1,264 (-7%)	5mo	$158,000	$125	77
521 S 4th Ave	0.37mi	2/1.0 (-1)	1,386 (+2%)	3mo	$103,000	$74	72
111 Adams St	0.50mi	3/1.0	1,336 (-2%)	5mo	$120,000	$90	69
112 Helen St	0.34mi	4/1.5 (+1)	1,313 (-4%)	4mo	$125,000	$95	68
412 N 2nd Ave	0.45mi	3/1.5	1,276 (-6%)	1mo	$91,000	$71	66
312 N 1st Ave	0.28mi	3/1.5	1,264 (-7%)	10mo	$160,000	$127	64
726 N 4th Ave	0.63mi	3/1.0	1,294 (-5%)	5mo	$38,500	$30	58
713 N 8th Ave	0.68mi	2/1.0 (-1)	1,392 (+2%)	6mo	$35,000	$25	55
311 E Main St	0.31mi	3/3.0	1,560 (+14%)	3mo	$185,000	$119	51
617 N 7th Ave	0.56mi	3/1.0	1,228 (-10%)	8mo	$68,000	$55	50
709 North 7th Ave	0.64mi	3/2.0	1,536 (+13%)	1mo	$165,000	$107	44

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

Projected returns pro-forma

9.37% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 58.5%
• Equity multiple: 5.18×
• Total profit: $46,800
• Equity at exit: $34,204

10-year hold

• IRR: 52.6%
• Equity multiple: 11.41×
• Total profit: $116,574
• Equity at exit: $71,898

Cash invested: $11,200 (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 26159

• Home prices YoY: 5.5%
• Active inventory: 12
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $982 medium
• Mortgage (P&I): −$210
• Tax from tax record: −$64 /mo · $768/yr
• Insurance: −$17
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $419

Break-even live

Break-even rent $452

Max offer price $40,000

Occupancy floor 52%

Sensitivity live

Price	-10% $441	-5% $430	+0% $419	+5% $407	+10% $396
Rent	-10% $341	-5% $380	+0% $419	+5% $458	+10% $496
Rate	-1.0pp $439	-0.5pp $429	base $419	+0.5pp $408	+1.0pp $398

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $40,000 Active 242 DOM
2. 2026-06-21
   days on market $40,000 Active 241 DOM
3. 2026-06-18
   days on market $40,000 Active 239 DOM
4. 2026-06-17
   days on market $40,000 Active 238 DOM
5. 2026-06-16
   days on market $40,000 Active 237 DOM
6. 2026-06-15
   days on market $40,000 Active 236 DOM
7. 2026-06-15
   days on market $40,000 Active 235 DOM
8. 2026-06-13
   days on market $40,000 Active 234 DOM
9. 2026-06-12
   days on market $40,000 Active 233 DOM
10. 2026-06-09
    days on market $40,000 Active 230 DOM
11. 2026-06-08
    days on market $40,000 Active 229 DOM
12. 2026-06-08
    days on market $40,000 Active 228 DOM
13. 2026-06-07
    days on market $40,000 Active 227 DOM
14. 2026-06-04
    days on market $40,000 Active 225 DOM
15. 2026-06-03
    days on market $40,000 Active 224 DOM
16. 2026-06-02
    days on market $40,000 Active 223 DOM
17. 2026-06-01
    days on market $40,000 Active 222 DOM
18. 2026-05-31
    days on market $40,000 Active 221 DOM
19. 2026-04-20
    status Active
20. 2026-04-19
    historical
21. 2025-10-30
    price $40,000
22. 2025-10-21
    listed $45,000 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: $768 · $64/mo
• Projected year-2 tax: $768 · $64/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 7/10 Severe FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥97°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,782
• − Mortgage interest: −$2,241
• − Property taxes: −$768
• − Insurance: −$998
• − Repairs & maintenance: −$943
• − Management: −$943
• − Depreciation: −$1,164
• Taxable income: $4,727
• Est. tax owed @ 24.0%: −$1,135
• After-tax cash flow: $3,891/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: Wetzel County Schools
• NCES district ID: 5401560
• Math proficiency: 25% ▼ -11.00%
• Reading proficiency: 33% ▼ -8.00%
• Median HH income: $38,296
• Composite: 24.22/100
• National rank: #7726
• State rank: #36 of 55 in WV

Livability — Paden City

• Score: 64/100
• State rank: #133
• US rank: #13654

Category grades

Amenities F Commute F 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: Paden City, WV
• City population: 2,523
• Population (ZIP): 2,523

Population outlook (Wetzel County) Hauer SSP2

• Today (2025): 14,127 people
• By 2030: 13,248 · -6.2%
• By 2040: 11,611 · -17.8%
• By 2050: 10,193 · -27.8%
• By 2075: 7,753 · -45.1%
• By 2100: 5,922 · -58.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Slovak 1% Serbian 1% Italian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Wetzel

• 2024 margin: Solid R (+55.5) · D 21.0% · R 76.5% · Other 2.5%
• 2008→2024 swing: -49.3pp toward R · 2008: -6.2pp · 2024: -55.5pp
• All cycles: 2024: R+55.5 2020: R+51.8 2016: R+50.3 2012: R+21.6 2008: R+6.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.37%
• Current HPI: 179.1787
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-11.1% since first listed

4 events — show timeline

• 2026-04-20 Relisted — WBOR
• 2026-04-19 Delisted — WBOR
• 2025-10-30 Price Changed $40,000 WBOR
• 2025-10-21 Listed $45,000 WBOR

Property tax history

+8.6%/yr

Latest (2025): $768 · +10.9% YoY. Source: county tax records.