2636 Virginia Ave · Hurricane, WV 25526

$50,000

3 bd · 1.0 ba · 1,675 sqft · SingleFamily public records · 38 Days on market

Built 1935 ↓ 9% 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
• Schools +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Sold As Is !!! Pictures just google. Fixer upper!

Key facts

• Built 1935
• Listed 37 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $749 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 24.3% vs local median 4.0% in Hurricane — 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 72/100 on livability (#47 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, amenities F, commute F.
• Putnam County Schools (suburban): math 40% / reading 50% proficiency, ranked #2 of 55 in WV (top 4%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 119 active listings in the ZIP; solid renter incomes; 111 units permitted in Putnam County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $400k (89%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire 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 $48,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.86% ✓
• Cap rate: 24.26%
• Cash-on-cash: 64.17%
• DSCR: 3.86
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $221,100
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
402 Circle Dr	0.36mi	3/2.0	1,662 (-1%)	2mo	$155,000	$93	76
434 Brook Cir	0.46mi	3/1.0	1,601 (-4%)	1mo	$219,000	$137	70
2913 Montana Ave	0.31mi	3/2.0	1,752 (+5%)	11mo	$205,000	$117	65
2967 Shank Ave	0.37mi	3/1.0	1,506 (-10%)	5mo	$137,500	$91	62
305 Caroline Dr	0.67mi	3/2.0	1,630 (-3%)	0mo	$285,000	$175	60
509 Hurricane Ct	0.49mi	3/1.5	1,836 (+10%)	1mo	$219,000	$119	58
523 Dudding Ave	0.47mi	3/1.0	1,512 (-10%)	8mo	$227,900	$151	55
406 Dudding Ave	0.37mi	3/1.5	1,520 (-9%)	12mo	$200,000	$132	55
2472 Montana Ave	0.61mi	3/1.5	1,718 (+3%)	15mo	$69,000	$40	53
134 Taylor St	0.50mi	4/2.0 (+1)	1,583 (-6%)	7mo	$180,000	$114	53
2603 Hayslette Ave	0.19mi	4/2.5 (+1)	1,904 (+14%)	12mo	$281,500	$148	48
304 Caroline Dr	0.68mi	4/2.0 (+1)	1,788 (+7%)	9mo	$236,000	$132	41

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: 63.3%
• Equity multiple: 3.83×
• Total profit: $39,625
• Equity at exit: $7,455

10-year hold

• IRR: 67.8%
• Equity multiple: 7.86×
• Total profit: $96,080
• Equity at exit: $4,323

Cash invested: $14,000 (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 25526

• Home prices YoY: -30.1%
• Active inventory: 119
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,429 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$97 /mo · $1,163/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $749

Break-even live

Break-even rent $481

Max offer price $50,000

Occupancy floor 43%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $50,000 Active 38 DOM
2. 2026-06-18
   days on market $50,000 Active 37 DOM
3. 2026-06-17
   days on market $50,000 Active 36 DOM
4. 2026-06-16
   days on market $50,000 Active 35 DOM
5. 2026-06-15
   days on market $50,000 Active 34 DOM
6. 2026-06-14
   days on market $50,000 Active 32 DOM
7. 2026-06-12
   days on market $50,000 Active 31 DOM
8. 2026-06-09
   days on market $50,000 Active 28 DOM
9. 2026-06-08
   days on market $50,000 Active 27 DOM
10. 2026-06-07
    days on market $50,000 Active 26 DOM
11. 2026-06-03
    days on market $50,000 Active 22 DOM
12. 2026-06-02
    days on market $50,000 Active 21 DOM
13. 2026-06-01
    days on market $50,000 Active 20 DOM
14. 2026-05-31
    days on market $50,000 Active 19 DOM
15. 2026-05-30
    days on market $50,000 Active 18 DOM
16. 2026-05-13
    price $50,000
17. 2026-05-12
    listed $450,000 Active
18. 2025-01-30
    price $40,000
19. 2025-01-04
    price $45,000
20. 2024-05-22
    listed $55,000 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: $1,163 · $97/mo
• Projected year-2 tax: $1,163 · $97/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 5/10 Major
• 🌡 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: $17,144
• − Mortgage interest: −$2,801
• − Property taxes: −$1,163
• − Insurance: −$250
• − Repairs & maintenance: −$1,372
• − Management: −$1,372
• − Depreciation: −$1,455
• Taxable income: $8,733
• Est. tax owed @ 24.0%: −$2,096
• After-tax cash flow: $6,888/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: Putnam County Schools
• NCES district ID: 5401200
• Math proficiency: 40% ▼ -13.00%
• Reading proficiency: 50% ▼ -6.00%
• Median HH income: $54,783
• Composite: 39.06/100
• National rank: #4060
• State rank: #2 of 55 in WV

Livability — Hurricane

• Score: 72/100
• State rank: #47
• US rank: #5846

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hurricane, WV
• County: Putnam County · 22,514 people
• City population: 22,514
• Metro: Huntington-Ashland, WV-KY-OH
• Population (ZIP): 22,514
• Household income: $85,176
• Rent vs Own: 19.6% rent · 80.4% own
• Severe rent burden: 205.0

Population outlook (Putnam County) Hauer SSP2

• Today (2025): 58,915 people
• By 2030: 59,400 · +0.8%
• By 2040: 59,444 · +0.9%
• By 2050: 58,510 · -0.7%
• By 2075: 54,603 · -7.3%
• By 2100: 46,202 · -21.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2% Asian 1%
• Common ancestry: Slovak 3% Italian 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1% Other Asian/Pacific 0%

Political lean MEDSL · Putnam

• 2024 margin: Solid R (+46.3) · D 25.9% · R 72.2% · Other 1.9%
• 2008→2024 swing: -22.8pp toward R · 2008: -23.5pp · 2024: -46.3pp
• All cycles: 2024: R+46.3 2020: R+42.6 2016: R+47.8 2012: R+37.1 2008: R+23.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.01%
• Current HPI: 157.7355
• Rent YoY: —
• Metro: Huntington-Ashland, WV-KY-OH
• State GDP YoY: —
• F500 in state: 0

Price history

-9.1% since first listed

5 events — show timeline

• 2026-05-13 Price Changed $50,000 FSBO.com
• 2026-05-12 Listed $450,000 FSBO.com
• 2025-01-30 Price Changed $40,000 KVBOR
• 2025-01-04 Price Changed $45,000 KVBOR
• 2024-05-22 Listed $55,000 KVBOR

Property tax history

+7.2%/yr

Latest (2025): $1,163 · +18.1% YoY. Source: county tax records.