72 Lawson Ave · Triadelphia, WV 26059

$15,000

2 bd · 1.5 ba · 960 sqft · SingleFamily public records · 15 Days on market

Built 1940 $16/sqft · 85% below area

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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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.7/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.5/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Looking for 1st floor living with a peaceful setting, apple trees, blueberry bushes and a fenced in double lot? Welcome to 72 Lawson Ave in Triadelphia! This home is move in ready and waiting for you! Home currently features 1 bedroom and a HUGE laundry room the current owners moved up to the first floor. Do not worry if you need two bedrooms, laundry room can be put back downstairs on existing hookups! Vinyl siding and landscaping gives this home the curb appeal you have been searching for along with a 1.5 car garage and carport! Perfect starter home or looking to downsize? Don't let this one slip away, book a showing TODAY!

Key facts

• Built 1940
• Listed 14 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $15k.

Deal economics

• At list price, monthly cash flow is $452 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $15k).
• Recommended offer: $15k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#238 in WV) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing D+, schools F, amenities F.
• Ohio County Schools (urban): math 34% / reading 49% proficiency, ranked #5 of 55 in WV (top 9%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 8 active listings in the ZIP; 2 units permitted in Ohio County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $616 of equity ($104 loan paydown + $512 appreciation (3.4% local appreciation)).
• Ohio County population projected at -17% 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 $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($15k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $14,775 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — 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 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. 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: 8.57% ✓
• Cap rate: 79.28%
• Cash-on-cash: 260.65%
• DSCR: 12.60
• GRM: 1.0

CMA / ARV

• ARV (median comp): $99,382
• List price: $15,000
• Delta: -84.91%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 Midway St	0.36mi	2/1.5	915 (-5%)	8mo	$14,000	$15	69

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: —
• Equity multiple: 8.43×
• Total profit: $31,220
• Equity at exit: $7,097

10-year hold

• IRR: —
• Equity multiple: 17.86×
• Total profit: $70,820
• Equity at exit: $11,219

Cash invested: $4,200 (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: 1.0×

Monthly cashflow live

• Estimated rent: $1,286 medium
• Mortgage (P&I): −$79
• Tax est. 1.5%: −$19 /mo · $225/yr
• Insurance: −$6
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $452

Break-even live

Break-even rent $714

Max offer price $15,000

Occupancy floor 60%

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: $3,750
• Closing costs: $450
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-12
   listed $15,000 Active 132-char remark
2. 2021-09-28
   soldstatus $95,000 634-char remark

   Show marketing remark (634 chars)

   Looking for 1st floor living with a peaceful setting, apple trees, blueberry bushes and a fenced in double lot? Welcome to 72 Lawson Ave in Triadelphia! This home is move in ready and waiting for you! Home currently features 1 bedroom and a HUGE laundry room the current owners moved up to the first floor. Do not worry if you need two bedrooms, laundry room can be put back downstairs on existing hookups! Vinyl siding and landscaping gives this home the curb appeal you have been searching for along with a 1.5 car garage and carport! Perfect starter home or looking to downsize? Don't let this one slip away, book a showing TODAY!

3. 2021-08-03
   listed $95,000 634-char remark

   Show marketing remark (634 chars)

   Looking for 1st floor living with a peaceful setting, apple trees, blueberry bushes and a fenced in double lot? Welcome to 72 Lawson Ave in Triadelphia! This home is move in ready and waiting for you! Home currently features 1 bedroom and a HUGE laundry room the current owners moved up to the first floor. Do not worry if you need two bedrooms, laundry room can be put back downstairs on existing hookups! Vinyl siding and landscaping gives this home the curb appeal you have been searching for along with a 1.5 car garage and carport! Perfect starter home or looking to downsize? Don't let this one slip away, book a showing TODAY!

4. 1967-04-16
   soldstatus $12,700

ⓘ 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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,432
• − Mortgage interest: −$840
• − Property taxes: −$225
• − Insurance: −$5,600
• − Repairs & maintenance: −$1,235
• − Management: −$1,235
• − Depreciation: −$436
• Taxable income: $5,861
• Est. tax owed @ 24.0%: −$1,407
• After-tax cash flow: $4,016/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: Ohio County Schools
• NCES district ID: 5401050
• Math proficiency: 34% ▼ -9.00%
• Reading proficiency: 49% ▼ -6.00%
• Median HH income: $41,572
• Composite: 34.88/100
• National rank: #5085
• State rank: #5 of 55 in WV

Livability — Triadelphia

• Score: 58/100
• State rank: #238
• US rank: #20811

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Triadelphia, WV
• Population (ZIP): 2,863

Population outlook (Ohio County) Hauer SSP2

• Today (2025): 40,604 people
• By 2030: 39,150 · -3.6%
• By 2040: 36,039 · -11.2%
• By 2050: 33,582 · -17.3%
• By 2075: 28,662 · -29.4%
• By 2100: 22,963 · -43.4%

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 · Ohio

• 2024 margin: Strong R (+26.0) · D 36.0% · R 62.0% · Other 2.0%
• 2008→2024 swing: -15.3pp toward R · 2008: -10.8pp · 2024: -26.0pp
• All cycles: 2024: R+26.0 2020: R+25.8 2016: R+31.6 2012: R+22.5 2008: R+10.8

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

+648.0% since first listed

3 events — show timeline

• 2021-09-28 Sold (MLS) $95,000 WBOR
• 2021-08-03 Listed $95,000 WBOR
• 1967-04-16 Sold (Public Records) $12,700 Public Records

Property tax history

+3.4%/yr

Latest (2025): $817 · +4.9% YoY. Source: county tax records.