208 Stephens St · Paden City, WV 26159

$124,900

2 bd · 1.5 ba · 1,501 sqft · SingleFamily public records · 46 Days on market

Built 1968 6,621 sqft lot Est $135k · 8% under

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Why this score? — see what drove the C- 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 +13.5/30.0
• ARV discount +10.9/15.0
• Appreciation +9.7/10.0
• DSCR +4.1/10.0
• Livability +3.2/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

Charming 3-bedroom, 1.5-bath ranch-style home located in Paden City! This spacious home features higher ceilings and offers convenient first-floor living, with washer and dryer hookups located on the main level. Enjoy a full, partially finished basement providing additional living or storage space. Step outside to a level, partially fenced-in yard—perfect for relaxing, or entertaining. The home also offers a welcoming front porch for sitting and a nice patio out back, along with an outbuilding for extra storage. With plenty of potential to make it your own! (All measurements approximate)

Key facts

• Level yard
• Front porch
• First floor living

Tags

• FIRST FLOOR LIVING
• PARTIALLY FINISHED BASEMENT
• LEVEL YARD
• PARTIALLY FENCED YARD
• FRONT PORCH
• PATIO

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family ranch residence; Single-story
• Construction: Shingle roof
• Exterior features: Porch; Fenced yard; Outbuilding

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: Total of 6 rooms (includes bedrooms and living spaces)
• Flooring: Carpet flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air; Ceiling fans; Forced air heating; Natural gas heating
• Interior features: Finished full basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $5 ($65/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $95k (24.3% below list).
• Recommended offer: $95k (24.3% below list) — sets the bar for 1% rule.

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 $13k of equity ($864 loan paydown + $12k 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 $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,587 (24.3% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — 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: 0.76% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.19%
• DSCR: 1.01
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $135,090
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
311 E Main St	0.26mi	3/3.0 (+1)	1,560 (+4%)	3mo	$185,000	$119	68
709 North 7th Ave	0.49mi	3/2.0 (+1)	1,536 (+2%)	1mo	$165,000	$107	65
521 S 4th Ave	0.46mi	2/1.0	1,386 (-8%)	3mo	$103,000	$74	61
216 North 2nd Ave	0.08mi	3/1.0 (+1)	1,318 (-12%)	12mo	$141,500	$107	59
713 N 8th Ave	0.53mi	2/1.0	1,392 (-7%)	6mo	$35,000	$25	56
705 South 4th Ave	0.46mi	3/1.0 (+1)	1,363 (-9%)	2mo	$140,000	$103	55
412 N 2nd Ave	0.33mi	3/1.5 (+1)	1,276 (-15%)	1mo	$91,000	$71	54
501 9th. Ave	0.38mi	3/1.0 (+1)	1,412 (-6%)	19mo	$24,000	$17	50
111 Adams St	0.58mi	3/1.0 (+1)	1,336 (-11%)	5mo	$120,000	$90	44
914 Meadow Hts	0.69mi	3/2.0 (+1)	1,400 (-7%)	7mo	$90,000	$64	43
726 N 4th Ave	0.49mi	3/1.0 (+1)	1,294 (-14%)	5mo	$38,500	$30	43
215 Helen St	0.44mi	3/1.0 (+1)	1,350 (-10%)	16mo	$140,000	$104	42

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: 23.1%
• Equity multiple: 2.80×
• Total profit: $62,936
• Equity at exit: $106,803

10-year hold

• IRR: 20.7%
• Equity multiple: 6.25×
• Total profit: $183,706
• Equity at exit: $224,500

Cash invested: $34,972 (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: 11.0×

Monthly cashflow live

• Estimated rent: $946 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$35 /mo · $417/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $5

Break-even live

Break-even rent $939

Max offer price $124,900

Occupancy floor 94%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $124,900 Active 46 DOM
2. 2026-06-17
   days on market $124,900 Active 45 DOM
3. 2026-06-16
   days on market $124,900 Active 44 DOM
4. 2026-06-15
   days on market $124,900 Active 43 DOM
5. 2026-06-15
   days on market $124,900 Active 42 DOM
6. 2026-06-13
   days on market $124,900 Active 41 DOM
7. 2026-06-12
   days on market $124,900 Active 40 DOM
8. 2026-06-09
   days on market $124,900 Active 37 DOM
9. 2026-06-08
   days on market $124,900 Active 36 DOM
10. 2026-06-08
    days on market $124,900 Active 35 DOM
11. 2026-06-07
    days on market $124,900 Active 34 DOM
12. 2026-06-04
    days on market $124,900 Active 32 DOM
13. 2026-06-03
    days on market $124,900 Active 31 DOM
14. 2026-06-02
    days on market $124,900 Active 30 DOM
15. 2026-06-01
    days on market $124,900 Active 29 DOM
16. 2026-05-31
    days on market $124,900 Active 28 DOM
17. 2026-05-13
    status Active
18. 2026-04-19
    status Pending
19. 2026-04-09
    listed $124,900 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: $417 · $35/mo
• Projected year-2 tax: $737 · $61/mo
• Expected delta: +$320/yr (+$27/mo · 76.6%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 64% 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 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: $11,350
• − Mortgage interest: −$6,996
• − Property taxes: −$417
• − Insurance: −$624
• − Repairs & maintenance: −$908
• − Management: −$908
• − Depreciation: −$3,633
• Taxable loss: −$2,137
• Est. tax savings @ 24.0%: +$513
• After-tax cash flow: $578/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

3 events — show timeline

• 2026-05-13 Relisted — WBOR
• 2026-04-19 Pending — WBOR
• 2026-04-09 Listed $124,900 WBOR

Property tax history

+8.0%/yr

Latest (2025): $417 · +14.1% YoY. Source: county tax records.