67 Central Ave · Nitro, WV 25177

$165,000

3 bd · 2.5 ba · 2,170 sqft · SingleFamily public records · 39 Days on market

Built 1946 6,752 sqft lot Est $195k · 16% under ↓ 2% 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).

• ARV discount +14.5/15.0
• Cash flow +11.5/30.0
• DSCR +3.4/10.0
• Livability +3.4/5.0
• Schools +2.9/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Introducing 67 Central Ave, a beautiful brick home situated on a peaceful dead-end street just off Coal River Road in Saint Albans. With expansive living spaces, a spacious kitchen, and a separate dining room, this residence offers both comfort and convenience. Two full bathrooms, a full basement, and a detached garage add to its appeal, while the covered front porch provides a charming spot to relax. A truly timeless home ready to be enjoyed for years to come!

Key facts

• Separate dining room
• Spacious kitchen
• Full basement

Tags

• BRICK HOME
• PEACEFUL DEAD-END STREET
• SPACIOUS KITCHEN
• SEPARATE DINING ROOM
• FULL BASEMENT
• DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-55 ($-655/yr) — negative.
• To cash-flow at today's rent, offer at most $155k (5.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (21.6% below list).
• Recommended offer: $129k (21.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#97 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, amenities C-, employment D.
• Kanawha County Schools (suburban): math 29% / reading 40% proficiency, ranked #17 of 55 in WV (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Anne Bailey Elementary School (math 32% / reading 22%, grade F, #261 of 377 statewide, top 75%, 217 students, 0% FRL); Hayes Middle School (math 24% / reading 39%, grade F, #52 of 109 statewide, top 49%, 436 students, 0% FRL); Saint Albans High School (math 32% / reading 57%, grade F, #11 of 110 statewide, top 11%, 993 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: 116 active listings in the ZIP; 103 units permitted in Kanawha County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Kanawha County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $129,406 (21.6% 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. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.78% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.42%
• DSCR: 0.94
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $195,300
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
518 High St	0.22mi	3/1.0	2,276 (+5%)	0mo	$60,000	$26	75
413 Lore St	0.48mi	3/1.5	2,066 (-5%)	1mo	$132,000	$64	65
1052 Meadowview Ln	0.62mi	4/2.0 (+1)	2,032 (-6%)	1mo	$183,000	$90	52
432 Fairview Dr	0.53mi	4/2.0 (+1)	2,273 (+5%)	10mo	$115,000	$51	52
100 Crescent Rd	0.53mi	4/3.5 (+1)	2,437 (+12%)	4mo	$255,000	$105	42
117 Riverview Drive Dr	0.41mi	3/3.0	1,892 (-13%)	20mo	$230,000	$122	41
5 Rolling Oaks Ests	0.64mi	4/3.0 (+1)	2,317 (+7%)	19mo	$256,000	$110	36

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

Projected returns pro-forma

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

5-year hold

• IRR: -18.7%
• Equity multiple: 0.35×
• Total profit: $-30,233
• Equity at exit: $24,602

10-year hold

• IRR: -11.1%
• Equity multiple: 0.33×
• Total profit: $-30,882
• Equity at exit: $14,266

Cash invested: $46,200 (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 25177

• Home prices YoY: -16.6%
• Active inventory: 116
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,294 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$143 /mo · $1,714/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $-55

Break-even live

Break-even rent $1,363

Max offer price $155,358

Occupancy floor 99%

Sensitivity live

Price	-10% $39	-5% $-8	+0% $-55	+5% $-101	+10% $-148
Rent	-10% $-157	-5% $-106	+0% $-55	+5% $-3	+10% $48
Rate	-1.0pp $29	-0.5pp $-13	base $-55	+0.5pp $-97	+1.0pp $-141

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2025-05-12
   status Pending
2. 2025-04-29
   price $165,000
3. 2025-04-01
   listed $169,000 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: $1,714 · $143/mo
• Projected year-2 tax: $1,714 · $143/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥101°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: $15,529
• − Mortgage interest: −$9,243
• − Property taxes: −$1,714
• − Insurance: −$825
• − Repairs & maintenance: −$1,242
• − Management: −$1,242
• − Depreciation: −$4,800
• Taxable loss: −$3,538
• Est. tax savings @ 24.0%: +$849
• After-tax cash flow: $194/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: Kanawha County Schools
• NCES district ID: 5400600
• Math proficiency: 29% ▼ -13.00%
• Reading proficiency: 40% ▼ -7.00%
• Median HH income: $44,329
• Composite: 29.35/100
• National rank: #6540
• State rank: #17 of 55 in WV

Livability — Nitro

• Score: 67/100
• State rank: #97
• US rank: #10940

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 23,211

Population outlook (Kanawha County) Hauer SSP2

• Today (2025): 178,946 people
• By 2030: 172,906 · -3.4%
• By 2040: 159,874 · -10.7%
• By 2050: 148,148 · -17.2%
• By 2075: 123,257 · -31.1%
• By 2100: 96,454 · -46.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 5% Black 5% Hispanic / Latino 1%
• Common ancestry: Serbian 2% Italian 2% Slovak 1%
• Foreign-born: 0%

Political lean MEDSL · Kanawha

• 2024 margin: R (+17.4) · D 40.2% · R 57.6% · Other 2.2%
• 2008→2024 swing: -17.0pp toward R · 2008: -0.4pp · 2024: -17.4pp
• All cycles: 2024: R+17.4 2020: R+14.7 2016: R+20.6 2012: R+11.9 2008: R+0.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -36.96%
• Current HPI: 185.502
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-2.4% since first listed

3 events — show timeline

• 2025-05-12 Pending — KVBOR
• 2025-04-29 Price Changed $165,000 KVBOR
• 2025-04-01 Listed $169,000 KVBOR

Property tax history

+14.7%/yr

Latest (2025): $1,714 · -0.4% YoY. Source: county tax records.