308 George Maynard RD · Wayne, WV 25517

$125,000

3 bd · 1.0 ba · 1,040 sqft · SingleFamily · 1 Days on market

Built 1988 Fair condition ↓ 1% since listing

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Why this score? — see what drove the D 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 +11.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Livability +3.0/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Beautiful country setting. Within 30 minute drive to I-64. One story with three bedrooms, one bath, laundry room and back sun room. Nice 6/10 acre lot. One car attached garage. Storage building/shed. Immaculate.

Key facts

• Covered front porch
• Hardwood flooring
• Vinyl wood flooring

Tags

• COVERED FRONT PORCH
• ATTACHED GARAGE
• RUSTIC SMALL SHED
• BRIGHT SUNROOM
• VINYL WOOD FLOORING
• HARDWOOD FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-52 ($-619/yr) — negative.
• To cash-flow at today's rent, offer at most $118k (6.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $103k (17.7% below list).
• Recommended offer: $103k (17.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#226 in WV) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A-; Watch: amenities F, commute F, employment F.
• Wayne County Schools (rural): math 25% / reading 38% proficiency, ranked #25 of 55 in WV (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Wayne Elementary School (math 25% / reading 25%, grade F, #286 of 377 statewide, top 76%, 467 students, 0% FRL); Wayne Middle School (math 15% / reading 34%, grade F, #84 of 109 statewide, top 81%, 371 students, 0% FRL); Wayne High School (math 12% / reading 47%, grade F, #69 of 110 statewide, top 71%, 611 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: 10 active listings in the ZIP; 67 units permitted in Wayne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($864 loan paydown + $4k appreciation (3.2% local appreciation)).
• Wayne County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.2% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~7 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $89k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $102,823 (17.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.82% ✗
• Cap rate: 5.80%
• Cash-on-cash: -1.77%
• DSCR: 0.92
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.4%
• Equity multiple: 1.37×
• Total profit: $13,002
• Equity at exit: $57,494

10-year hold

• IRR: 9.2%
• Equity multiple: 2.41×
• Total profit: $49,436
• Equity at exit: $89,620

Cash invested: $35,000 (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 25517

• Home prices YoY: 2.5%
• Active inventory: 10
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,028 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $-52

Break-even live

Break-even rent $1,093

Max offer price $117,541

Occupancy floor —

Sensitivity live

Price	-10% $35	-5% $-8	+0% $-52	+5% $-95	+10% $-138
Rent	-10% $-133	-5% $-92	+0% $-52	+5% $-11	+10% $30
Rate	-1.0pp $11	-0.5pp $-20	base $-52	+0.5pp $-84	+1.0pp $-117

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2021-03-03
   soldstatus $89,000 211-char remark

   Show marketing remark (211 chars)

   Beautiful country setting. Within 30 minute drive to I-64. One story with three bedrooms, one bath, laundry room and back sun room. Nice 6/10 acre lot. One car attached garage. Storage building/shed. Immaculate.

2. 2020-12-18
   listed $89,900 211-char remark

   Show marketing remark (211 chars)

   Beautiful country setting. Within 30 minute drive to I-64. One story with three bedrooms, one bath, laundry room and back sun room. Nice 6/10 acre lot. One car attached garage. Storage building/shed. Immaculate.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 19 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: $12,339
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$987
• − Management: −$987
• − Depreciation: −$3,636
• Taxable loss: −$2,774
• Est. tax savings @ 24.0%: +$666
• After-tax cash flow: $47/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This single-story home requires moderate repairs and maintenance to improve its condition and value. Key areas for improvement include the roof, exterior siding, and interior walls. Upgrades to the kitchen and bathroom cabinets, along with landscaping, would significantly enhance its resale and rental value.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom cabinets — slight wear
• Moderate roof — visible wear
• Moderate exterior siding — visible wear
• Minor landscaping — bare yard

Value-add opportunities

• Both paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both replace kitchen cabinets — New cabinets improve functionality and aesthetics
• Both replace bathroom cabinets — New cabinets improve functionality and aesthetics
• Both repair roof — A repaired roof prevents further damage and enhances value
• Both landscape yard — Landscaping enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom cabinets · slight wear	Minor	$500–3,000
roof · visible wear	Moderate	$3,000–15,000
exterior siding · visible wear	Moderate	$3,000–15,000
landscaping · bare yard	Minor	$500–3,000
Total estimated repair cost · 5 items		$7,500–39,000

Value-add ROI direction

• Both paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both replace kitchen cabinets — New cabinets improve functionality and aesthetics ↑
• Both replace bathroom cabinets — New cabinets improve functionality and aesthetics ↑
• Both repair roof — A repaired roof prevents further damage and enhances value ↑
• Both landscape yard — Landscaping enhances curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Wayne County Schools
• NCES district ID: 5401500
• Math proficiency: 25% ▼ -15.00%
• Reading proficiency: 38% ▼ -10.00%
• Median HH income: $36,283
• Composite: 26.08/100
• National rank: #7297
• State rank: #25 of 55 in WV

Livability — Wayne

• Score: 59/100
• State rank: #226
• US rank: #19755

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,328

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 38,267 people
• By 2030: 36,578 · -4.4%
• By 2040: 33,034 · -13.7%
• By 2050: 29,671 · -22.5%
• By 2075: 22,901 · -40.2%
• By 2100: 17,421 · -54.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Slovak 6% Italian 1%

Political lean MEDSL · Wayne

• 2024 margin: Solid R (+53.4) · D 22.4% · R 75.8% · Other 1.8%
• 2008→2024 swing: -35.1pp toward R · 2008: -18.2pp · 2024: -53.4pp
• All cycles: 2024: R+53.4 2020: R+50.1 2016: R+51.3 2012: R+27.0 2008: R+18.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.18%
• Current HPI: 128.6283
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-1.0% since first listed

2 events — show timeline

• 2021-03-03 Sold (MLS) $89,000 HBRMLS
• 2020-12-18 Listed $89,900 HBRMLS