316 Nancy Ave · Belle, WV 25015

$60,000

2 bd · 1.0 ba · 925 sqft · SingleFamily public records · 14 Days on market

Built 1925 5,663 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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Opportunity awaits with this 2 bedroom, 1 bathroom home ready for its next chapter. This property offers great potential for investors or buyers looking to bring their vision to life. Being sold as-is, where-is.

Key facts

• 5,663 sq ft lot
• Garage
• Built 1925

Property features AI

Exterior

• Parking: Detached garage
• Utilities: Public sewer
• Home design: Single family residence; One story
• Construction: Aluminum siding; Metal roof
• Exterior features: Deck; Porch

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 4 total rooms
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air; Window unit(s)
• Interior features: Eat-in kitchen; Partial basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $266 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($886 rent vs $60k).

Location & tenants

• Location reads 65/100 on livability (#117 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.
• 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: Midland Trail Elementary School (math 37% / reading 37%, grade F, #130 of 377 statewide, top 39%, 154 students, 0% FRL); Cedar Grove Middle School (math 12% / reading 27%); Riverside High School (math 17% / reading 47%, grade F, #55 of 110 statewide, top 59%, 1,220 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: 12 active listings in the ZIP; 103 units permitted in Kanawha County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $821 of equity ($415 loan paydown + $406 appreciation (0.7% local appreciation)).
• Kanawha County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.7% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; moderate wildfire risk; extreme-heat days projected 8→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $60,000

Questions for the listing agent

1. Built in 1925 — 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 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: 1.48% ✓
• Cap rate: 12.73%
• Cash-on-cash: 22.97%
• DSCR: 2.02
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $144,300
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
329 Kanawha Ave. Ave	0.10mi	3/1.0 (+1)	1,008 (+9%)	13mo	$77,000	$76	64
13590 Nancy Ave	0.47mi	2/1.0	867 (-6%)	18mo	$135,000	$156	53

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

Projected returns pro-forma

0.68% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.3%
• Equity multiple: 2.02×
• Total profit: $17,150
• Equity at exit: $19,480

10-year hold

• IRR: 23.8%
• Equity multiple: 3.80×
• Total profit: $46,978
• Equity at exit: $25,128

Cash invested: $16,800 (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 25015

• Home prices YoY: 0.4%
• Active inventory: 12
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $886 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$38 /mo · $460/yr
• Insurance: −$25
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $266

Break-even live

Break-even rent $549

Max offer price $60,000

Occupancy floor 65%

Sensitivity live

Price	-10% $300	-5% $283	+0% $266	+5% $249	+10% $232
Rent	-10% $196	-5% $231	+0% $266	+5% $301	+10% $336
Rate	-1.0pp $296	-0.5pp $281	base $266	+0.5pp $251	+1.0pp $235

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-21
   days on market $60,000 Active 14 DOM
2. 2026-06-19
   days on market $60,000 Active 12 DOM
3. 2026-06-18
   days on market $60,000 Active 11 DOM
4. 2026-06-17
   days on market $60,000 Active 10 DOM
5. 2026-06-16
   days on market $60,000 Active 9 DOM
6. 2026-06-15
   days on market $60,000 Active 8 DOM
7. 2026-06-14
   days on market $60,000 Active 6 DOM
8. 2026-06-12
   days on market $60,000 Active 5 DOM
9. 2026-06-09
   days on market $60,000 Active 2 DOM
10. 2026-06-09
    status $60,000 Active 1 DOM
11. 2026-05-15
    status Pending
12. 2026-05-14
    listed $60,000 Active
13. 2012-03-01
    soldstatus $55,000

ⓘ 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: $460 · $38/mo
• Projected year-2 tax: $460 · $38/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 10/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 8 d/yr ≥100°F today · 22 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: $10,626
• − Mortgage interest: −$3,361
• − Property taxes: −$460
• − Insurance: −$966
• − Repairs & maintenance: −$850
• − Management: −$850
• − Depreciation: −$1,745
• Taxable income: $2,394
• Est. tax owed @ 24.0%: −$574
• After-tax cash flow: $2,618/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 — Belle

• Score: 65/100
• State rank: #117
• US rank: #12421

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

• Population (ZIP): 3,577

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 (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Slovak 3% Serbian 3% Romanian 2%
• Foreign-born: 0% · South Korea

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: ▲ 0.68%
• Current HPI: 176.0146
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+9.1% since first listed

3 events — show timeline

• 2026-05-15 Pending — KVBOR
• 2026-05-14 Listed $60,000 KVBOR
• 2012-03-01 Sold (Public Records) $55,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $460 · +0.0% YoY. Source: county tax records.