204 Winfield Rd · Nitro, WV 25177

$69,000

2 bd · 1.0 ba · 1,468 sqft · SingleFamily public records · 7 Days on market

Built 1950 ↓ 21% since listing

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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
• Livability +3.4/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderful home in great condition. 3-4 bedrooms, 1 full and one half bath, full partially finished basement with half bath that walks out to large yard. Even though house sits on main road, the property is fenced in all around the house for safety of pets or children. Does have driveway beside house and plenty of room to add another one if needed. So many possibilities. Not a drive by! Lot of house for the money and can go USDA also.

Key facts

• Off street parking
• Archways
• Built 1950

Tags

• ARCHWAYS
• STORAGE IN THE BASEMENT
• OFF STREET PARKING

Property features AI

Finance

• HOA & community: Association fee paid annually

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence; One story
• Construction: Block and vinyl siding construction
• Exterior features: Composition/Shingle roof

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Heating system: Other
• Interior features: Eat-in kitchen; Insulated windows

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $363 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Cap rate 13.6% vs local median 5.2% in Nitro — 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 (#97 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, amenities C-, employment D.
• Kanawha County Schools (suburban): math 29% / reading 40% proficiency, ranked #17 of 55 in WV (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Anne Bailey Elementary School (math 32% / reading 22%, grade F, #261 of 377 statewide, top 75%, 217 students, 0% FRL); Hayes Middle School (math 24% / reading 39%, grade F, #52 of 109 statewide, top 49%, 436 students, 0% FRL); Saint Albans High School (math 32% / reading 57%, grade F, #11 of 110 statewide, top 11%, 993 students, 0% FRL) — zoned schools average 0% FRL vs 46% district-wide (46 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 116 active listings in the ZIP; 103 units permitted in Kanawha County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $477 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Kanawha County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $11k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,000

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.58% ✓
• Cap rate: 13.57%
• Cash-on-cash: 25.99%
• DSCR: 2.16
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $176,160
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
118 Winfield Rd	0.06mi	3/1.5 (+1)	1,425 (-3%)	23mo	$130,000	$91	66
113 Kentucky Ave	0.12mi	3/2.0 (+1)	1,288 (-12%)	1mo	$160,000	$124	64
24 Willis Ln	0.16mi	3/2.0 (+1)	1,588 (+8%)	15mo	$162,500	$102	57
113 Kanawha Ave	0.66mi	3/2.0 (+1)	1,416 (-4%)	2mo	$175,000	$124	52
104 Beech St	0.69mi	3/2.0 (+1)	1,528 (+4%)	2mo	$183,130	$120	51
103 Washington Ave	0.72mi	3/2.0 (+1)	1,356 (-8%)	1mo	$163,000	$120	44
410 Dupont Ave	0.73mi	3/2.0 (+1)	1,294 (-12%)	8mo	$180,000	$139	30

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.4%
• Equity multiple: 1.62×
• Total profit: $11,966
• Equity at exit: $10,288

10-year hold

• IRR: 24.1%
• Equity multiple: 3.09×
• Total profit: $40,309
• Equity at exit: $5,966

Cash invested: $19,320 (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 25177

• Home prices YoY: -16.6%
• Active inventory: 116
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,092 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$53 /mo · $641/yr
• Insurance: −$29
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $363

Break-even live

Break-even rent $632

Max offer price $69,000

Occupancy floor 62%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-19
   days on market $69,000 Active 7 DOM
2. 2026-06-18
   days on market $69,000 Active 6 DOM
3. 2026-06-17
   days on market $69,000 Active 5 DOM
4. 2026-06-16
   days on market $69,000 Active 4 DOM
5. 2026-06-15
   days on market $69,000 Active 3 DOM
6. 2026-06-13
   days on marketlisting id $69,000 Active 1 DOM
7. 2026-05-31
   days on market $69,000 Active 170 DOM
8. 2026-05-30
   days on market $69,000 Active 169 DOM
9. 2026-04-22
   price $69,000
10. 2026-02-05
    price $74,000
11. 2025-12-12
    listed $79,900 Active
12. 2018-07-16
    soldstatus $80,000 437-char remark

    Show marketing remark (437 chars)

    Wonderful home in great condition. 3-4 bedrooms, 1 full and one half bath, full partially finished basement with half bath that walks out to large yard. Even though house sits on main road, the property is fenced in all around the house for safety of pets or children. Does have driveway beside house and plenty of room to add another one if needed. So many possibilities. Not a drive by! Lot of house for the money and can go USDA also.

13. 2018-07-13
    soldstatus $80,100
14. 2018-04-20
    listed $85,000 437-char remark

    Show marketing remark (437 chars)

    Wonderful home in great condition. 3-4 bedrooms, 1 full and one half bath, full partially finished basement with half bath that walks out to large yard. Even though house sits on main road, the property is fenced in all around the house for safety of pets or children. Does have driveway beside house and plenty of room to add another one if needed. So many possibilities. Not a drive by! Lot of house for the money and can go USDA also.

15. 2015-03-16
    listed $87,000

ⓘ 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: $641 · $53/mo
• Projected year-2 tax: $641 · $53/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) · 94% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $13,101
• − Mortgage interest: −$3,865
• − Property taxes: −$641
• − Insurance: −$1,011
• − Repairs & maintenance: −$1,048
• − Management: −$1,048
• − Depreciation: −$2,007
• Taxable income: $3,480
• Est. tax owed @ 24.0%: −$835
• After-tax cash flow: $3,520/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: Kanawha County Schools
• NCES district ID: 5400600
• Math proficiency: 29% ▼ -13.00%
• Reading proficiency: 40% ▼ -7.00%
• Median HH income: $44,329
• Composite: 29.35/100
• National rank: #6540
• State rank: #17 of 55 in WV

Livability — Nitro

• Score: 67/100
• State rank: #97
• US rank: #10940

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 23,211

Population outlook (Kanawha County) Hauer SSP2

• Today (2025): 178,946 people
• By 2030: 172,906 · -3.4%
• By 2040: 159,874 · -10.7%
• By 2050: 148,148 · -17.2%
• By 2075: 123,257 · -31.1%
• By 2100: 96,454 · -46.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 5% Black 5% Hispanic / Latino 1%
• Common ancestry: Serbian 2% Italian 2% Slovak 1%
• Foreign-born: 0%

Political lean MEDSL · Kanawha

• 2024 margin: R (+17.4) · D 40.2% · R 57.6% · Other 2.2%
• 2008→2024 swing: -17.0pp toward R · 2008: -0.4pp · 2024: -17.4pp
• All cycles: 2024: R+17.4 2020: R+14.7 2016: R+20.6 2012: R+11.9 2008: R+0.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -36.96%
• Current HPI: 185.502
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-20.7% since first listed

7 events — show timeline

• 2026-04-22 Price Changed $69,000 KVBOR
• 2026-02-05 Price Changed $74,000 KVBOR
• 2025-12-12 Listed $79,900 KVBOR
• 2018-07-16 Sold (MLS) $80,000 KVBOR
• 2018-07-13 Sold (Public Records) $80,100 Public Records
• 2018-04-20 Listed $85,000 KVBOR
• 2015-03-16 Listed $87,000 KVBOR

Property tax history

+10.4%/yr

Latest (2024): $641 · +2.3% YoY. Source: county tax records.