812 Henritetta St · Ravenswood, WV 26164

$85,000

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 5 Days on market

Built 1962 5,575 sqft lot Est $144k · 41% 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 +26.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +6.9/10.0
• Appreciation +5.6/10.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

3 bedroom, one bath home in need of repair. Being sold as-is.

Key facts

• 5,575 sq ft lot
• Built 1962
• Listed 5 days

Property features AI

Exterior

• Parking: Open parking (no garage); Concrete parking surface
• Utilities: Public water; Public sewer
• Home design: Residential property
• Construction: Vinyl siding
• Exterior features: Level lot; Has a view; Shingle roof

Interior

• Kitchen: Gas water heater
• Bedrooms: 3 main-level bedrooms
• Flooring: Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Eat-in kitchen; Crawl space basement
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $213 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).

Location & tenants

• Location reads 64/100 on livability (#137 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: health & safety D, amenities F, commute F.
• Jackson County Schools (town): math 38% / reading 45% proficiency, ranked #4 of 55 in WV (top 7%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 34 active listings in the ZIP; 1 units permitted in Jackson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($588 loan paydown + $956 appreciation (1.1% local appreciation)).
• Jackson County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.1% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,000

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.19% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.75%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $144,096
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
809 Virginia St	0.10mi	3/1.0	816 (-10%)	6mo	$82,850	$102	73
910 Henrietta St	0.07mi	3/2.0	900 (-1%)	22mo	$142,000	$158	72
1112 Henrietta St	0.23mi	3/1.0	1,018 (+12%)	9mo	$170,000	$167	62
802 Gallatin St	0.15mi	2/1.0 (-1)	1,000 (+10%)	13mo	$109,000	$109	61

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

Projected returns pro-forma

1.12% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.9%
• Equity multiple: 1.66×
• Total profit: $15,706
• Equity at exit: $29,569

10-year hold

• IRR: 16.4%
• Equity multiple: 3.01×
• Total profit: $47,833
• Equity at exit: $39,724

Cash invested: $23,800 (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 26164

• Home prices YoY: 0.6%
• Active inventory: 34
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,014 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $213

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 74%

Sensitivity live

Price	-10% $272	-5% $243	+0% $213	+5% $184	+10% $155
Rent	-10% $133	-5% $173	+0% $213	+5% $253	+10% $293
Rate	-1.0pp $256	-0.5pp $235	base $213	+0.5pp $191	+1.0pp $169

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-21
   days on market $85,000 Active 5 DOM
2. 2026-06-21
   days on market $85,000 Active 4 DOM
3. 2026-06-18
   days on market $85,000 Active 2 DOM
4. 2026-06-17
   remarks 61-char remark
5. 2026-06-17
   listed $85,000 Active 1 DOM

ⓘ 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) · 27% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $12,162
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$973
• − Management: −$973
• − Depreciation: −$2,473
• Taxable income: $1,282
• Est. tax owed @ 24.0%: −$308
• After-tax cash flow: $2,252/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: Jackson County Schools
• NCES district ID: 5400540
• Math proficiency: 38% ▼ -6.00%
• Reading proficiency: 45% ▼ -6.00%
• Median HH income: $41,632
• Composite: 34.92/100
• National rank: #5070
• State rank: #4 of 55 in WV

Livability — Ravenswood

• Score: 64/100
• State rank: #137
• US rank: #13910

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ravenswood, WV
• Population (ZIP): 7,342

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 28,752 people
• By 2030: 28,271 · -1.7%
• By 2040: 26,970 · -6.2%
• By 2050: 25,248 · -12.2%
• By 2075: 20,926 · -27.2%
• By 2100: 15,573 · -45.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Slovak 2% Lithuanian 1% Iranian 1%
• Foreign-born: 2%
• Languages at home: 98% English-only · Spanish 1% Tagalog/Filipino 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+56.2) · D 21.1% · R 77.3% · Other 1.7%
• 2008→2024 swing: -37.5pp toward R · 2008: -18.7pp · 2024: -56.2pp
• All cycles: 2024: R+56.2 2020: R+51.0 2016: R+52.1 2012: R+30.9 2008: R+18.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.12%
• Current HPI: 184.9166
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-16 Listed $85,000 BBOR

Property tax history

-7.9%/yr

Latest (2025): $160 · +5.3% YoY. Source: county tax records.