2507 25th St · Nitro, WV 25143

$59,900

4 bd · 2.0 ba · 1,256 sqft · SingleFamily public records · 26 Days on market

Built 1917 ↓ 14% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Hardwood Flooring, Large Kitchen, Open Floorplan Ranch Style Home Built In 1917 Available. Features Include: 4 Bedrooms, 1 Bath, approximately 1,200 Sf and More. This Will Go Quick. A Few Cosmetic Touches Will Transform This Home. Make An Offer Today.

Key facts

• Built 1917
• Listed 25 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $394 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.3% vs local median 5.2% in Nitro — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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.
• Market conditions: 39 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 $414 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago 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

• Watch-outs: property tax is 3.8% of price; flood insurance adds $56/mo; built in 1917 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,001 (1.5% below list)

Questions for the listing agent

1. Built in 1917 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 2.07% ✓
• Cap rate: 15.29%
• Cash-on-cash: 32.14%
• DSCR: 2.43
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $175,840
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2922 29th St	0.13mi	3/2.0 (-1)	1,281 (+2%)	20mo	$215,000	$168	68
3608 36th St	0.35mi	3/2.0 (-1)	1,416 (+13%)	1mo	$189,900	$134	56
3981 39th St	0.62mi	3/1.0 (-1)	1,184 (-6%)	1mo	$166,000	$140	51
103 Bailes Dr	0.55mi	3/1.0 (-1)	1,391 (+11%)	2mo	$40,000	$29	46
2116 21st St	0.32mi	3/1.5 (-1)	1,077 (-14%)	11mo	$183,000	$170	45
1526 15th St	0.47mi	3/2.0 (-1)	1,188 (-5%)	23mo	$183,000	$154	45
1328 13th St	0.54mi	3/2.0 (-1)	1,090 (-13%)	9mo	$168,500	$155	40
3613 36th St	0.38mi	3/2.0 (-1)	1,409 (+12%)	21mo	$159,500	$113	40
1422 W 14th St	0.56mi	3/2.0 (-1)	1,350 (+8%)	22mo	$167,500	$124	38

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: 22.5%
• Equity multiple: 1.92×
• Total profit: $15,489
• Equity at exit: $8,931

10-year hold

• IRR: 30.6%
• Equity multiple: 3.76×
• Total profit: $46,271
• Equity at exit: $5,179

Cash invested: $16,772 (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 25143

• Home prices YoY: -19.2%
• Active inventory: 39
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,237 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$189 /mo · $2,268/yr
• Insurance: −$25
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $394

Break-even live

Break-even rent $739

Max offer price $59,900

Occupancy floor 63%

Sensitivity live

Price	-10% $428	-5% $411	+0% $394	+5% $377	+10% $360
Rent	-10% $296	-5% $345	+0% $394	+5% $443	+10% $491
Rate	-1.0pp $424	-0.5pp $409	base $394	+0.5pp $378	+1.0pp $362

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $59,900 Active 26 DOM
2. 2026-06-19
   days on market $59,900 Active 24 DOM
3. 2026-06-18
   days on market $59,900 Active 23 DOM
4. 2026-06-17
   days on market $59,900 Active 22 DOM
5. 2026-06-16
   days on market $59,900 Active 21 DOM
6. 2026-06-15
   days on market $59,900 Active 20 DOM
7. 2026-06-14
   days on market $59,900 Active 18 DOM
8. 2026-06-12
   days on market $59,900 Active 17 DOM
9. 2026-06-09
   days on market $59,900 Active 14 DOM
10. 2026-06-08
    days on market $59,900 Active 13 DOM
11. 2026-06-07
    days on market $59,900 Active 12 DOM
12. 2026-06-05
    days on market $59,900 Active 9 DOM
13. 2026-06-03
    days on market $59,900 Active 8 DOM
14. 2026-06-02
    days on market $59,900 Active 7 DOM
15. 2026-06-01
    days on market $59,900 Active 6 DOM
16. 2026-05-31
    days on market $59,900 Active 5 DOM
17. 2026-05-30
    days on market $59,900 Active 4 DOM
18. 2026-05-26
    listed $59,900 Active
19. 2020-02-24
    listed $20,600
20. 2019-12-16
    listed $69,900

ⓘ 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: $2,268 · $189/mo
• Projected year-2 tax: $2,268 · $189/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 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 21 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: $14,845
• − Mortgage interest: −$3,355
• − Property taxes: −$2,268
• − Insurance: −$966
• − Repairs & maintenance: −$1,188
• − Management: −$1,188
• − Depreciation: −$1,743
• Taxable income: $4,138
• Est. tax owed @ 24.0%: −$993
• After-tax cash flow: $3,731/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

• Census place: Nitro, WV
• Population (ZIP): 9,185

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 (90%)
• Race & ethnicity: White 90% Two or more races 8% Hispanic / Latino 1% Black 1%
• Common ancestry: Italian 3% Serbian 2% Slovak 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · French/Haitian/Cajun 1% Other Indo-European 1%

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: ▼ -48.75%
• Current HPI: 205.6038
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-14.3% since first listed

3 events — show timeline

• 2026-05-26 Listed $59,900 FSBO.com
• 2020-02-24 Listed $20,600 KVBOR
• 2019-12-16 Listed $69,900 KVBOR

Property tax history

+9.0%/yr

Latest (2025): $2,268 · -0.1% YoY. Source: county tax records.