208 South 4th Ave · Paden City, WV 26059

$119,900

3 bd · 1.5 ba · 1,524 sqft · SingleFamily public records · 37 Days on market

Built 1917 6,599 sqft lot Est $145k · 17% under

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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 +27.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.8/10.0
• Appreciation +6.7/10.0
• 1% rule +6.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

Owners are in the process of cleaning the house out for better room pictures. Two story home with newer roof, siding, windows, furnace and air. Laundry room was moved from the basement to a (13.4 x 9.7) room that could be converted back into an office, den or family room. Level yard. Within walking distance to the city park and pool. Enjoy watching the Labor Day parade from your porch.

Key facts

• Newer air
• Newer furnace
• Newer roof

Tags

• NEWER ROOF
• NEWER SIDING
• NEWER WINDOWS
• NEWER FURNACE
• NEWER AIR
• LAUNDRY ROOM

Property features AI

Exterior

• Parking: Detached garage with 1 parking space
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence (Traditional); 2 stories
• Construction: Vinyl siding; Shingle roof; Built with standard foundation
• Exterior features: Porch; Level lot

Interior

• Kitchen: Range; Refrigerator
• Flooring: Carpet
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air; Ceiling fans
• Interior features: Two fireplaces; Full basement; 8 total rooms
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $367 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% 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: 8 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($829 loan paydown + $4k appreciation (3.4% 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 (3.4% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; list at $120k implies a 300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 8→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1917 — 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: 1.14% ✓
• Cap rate: 9.96%
• Cash-on-cash: 13.11%
• DSCR: 1.58
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $144,780
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
311 E Main St	0.22mi	3/3.0	1,560 (+2%)	3mo	$185,000	$119	78
705 South 4th Ave	0.14mi	3/1.0	1,363 (-11%)	2mo	$140,000	$103	72
521 S 4th Ave	0.14mi	2/1.0 (-1)	1,386 (-9%)	3mo	$103,000	$74	68
112 Helen St	0.07mi	4/1.5 (+1)	1,313 (-14%)	4mo	$125,000	$95	65
111 Adams St	0.25mi	3/1.0	1,336 (-12%)	5mo	$120,000	$90	62
121 Washington St	0.21mi	3/2.5	1,752 (+15%)	3mo	$250,000	$143	59
215 Helen St	0.20mi	3/1.0	1,350 (-11%)	16mo	$140,000	$104	56
307 North 4th Ave	0.46mi	3/1.5	1,736 (+14%)	9mo	$132,000	$76	48
216 North 2nd Ave	0.41mi	3/1.0	1,318 (-14%)	12mo	$141,500	$107	47
501 9th. Ave	0.58mi	3/1.0	1,412 (-7%)	19mo	$24,000	$17	43
311 North 1st Ave	0.51mi	4/2.0 (+1)	1,600 (+5%)	22mo	$150,000	$94	42

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

Projected returns pro-forma

3.41% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.7%
• Equity multiple: 2.20×
• Total profit: $40,397
• Equity at exit: $56,727

10-year hold

• IRR: 21.5%
• Equity multiple: 4.21×
• Total profit: $107,800
• Equity at exit: $89,677

Cash invested: $33,572 (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 26059

• Home prices YoY: 1.7%
• Active inventory: 8
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,365 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$33 /mo · $394/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $367

Break-even live

Break-even rent $901

Max offer price $119,900

Occupancy floor 68%

Sensitivity live

Price	-10% $435	-5% $401	+0% $367	+5% $333	+10% $299
Rent	-10% $259	-5% $313	+0% $367	+5% $421	+10% $475
Rate	-1.0pp $427	-0.5pp $397	base $367	+0.5pp $336	+1.0pp $304

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $119,900 Active 37 DOM
2. 2026-06-18
   days on market $119,900 Active 35 DOM
3. 2026-06-17
   days on market $119,900 Active 34 DOM
4. 2026-06-16
   days on market $119,900 Active 33 DOM
5. 2026-06-15
   days on market $119,900 Active 32 DOM
6. 2026-06-15
   days on market $119,900 Active 31 DOM
7. 2026-06-13
   days on market $119,900 Active 30 DOM
8. 2026-06-12
   days on market $119,900 Active 29 DOM
9. 2026-06-09
   days on market $119,900 Active 26 DOM
10. 2026-06-08
    days on market $119,900 Active 25 DOM
11. 2026-06-08
    days on market $119,900 Active 24 DOM
12. 2026-06-07
    days on market $119,900 Active 23 DOM
13. 2026-06-04
    days on market $119,900 Active 21 DOM
14. 2026-06-03
    days on market $119,900 Active 20 DOM
15. 2026-06-02
    days on market $119,900 Active 19 DOM
16. 2026-06-01
    days on market $119,900 Active 18 DOM
17. 2026-05-31
    days on market $119,900 Active 17 DOM
18. 2026-05-13
    listed $119,900 Active
19. 1996-08-07
    soldstatus $30,000

ⓘ 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: $394 · $33/mo
• Projected year-2 tax: $707 · $59/mo
• Expected delta: +$314/yr (+$26/mo · 79.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 8 d/yr ≥97°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% 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: $16,379
• − Mortgage interest: −$6,716
• − Property taxes: −$394
• − Insurance: −$600
• − Repairs & maintenance: −$1,310
• − Management: −$1,310
• − Depreciation: −$3,488
• Taxable income: $2,561
• Est. tax owed @ 24.0%: −$615
• After-tax cash flow: $3,787/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): 2,863

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 (97%)
• Race & ethnicity: White 97% Two or more races 1%
• Common ancestry: Romanian 5% Serbian 3% Lithuanian 1%
• Foreign-born: 1% · China
• Languages at home: 99% English-only · Arabic 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: ▲ 3.41%
• Current HPI: 206.9726
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+299.7% since first listed

2 events — show timeline

• 2026-05-13 Listed $119,900 WBOR
• 1996-08-07 Sold (Public Records) $30,000 Public Records

Property tax history

+7.5%/yr

Latest (2025): $394 · +15.4% YoY. Source: county tax records.