1290 Evansview Rd · Ripley, WV 25241

$119,000

1 bd · 1.0 ba · 1,120 sqft · SingleFamily · 572 Days on market

Built 2000 9,148 sqft lot ↓ 20% 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 +5.7/10.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Metal building previously used as commercial business that can easily be converted to home, just add a bathtub or shower. Sits right along Rt. 87 and in close proximity to Evans Elementary. All public utilities available with handicap accessible ramp. Completely unrestricted just make it your own!

Key facts

• 9,148 sq ft lot
• Built 2000
• Listed 572 days

Tags

• METAL BUILDING CONVERSION
• HANDICAP ACCESSIBLE RAMP
• UNRESTRICTED PROPERTY

Property features AI

Exterior

• Parking: Other parking
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; Single story
• Exterior features: Metal roof; Approximately 0.21-acre lot

Interior

• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump; Electric heating; Forced air; Central cooling (heat pump)
• Interior features: Eat-in kitchen; Insulated windows

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $-116 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $102k (14.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $98k (17.8% below list).
• Recommended offer: $98k (17.8% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 2.7% in Ripley — 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 74/100 on livability (#35 in WV, #4,915 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities D, commute F, employment D-.
• 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.
• Zoned schools: Evans Elementary School (math 82% / reading 77%, grade A, #3 of 377 statewide, top 1%, 137 students, 0% FRL); Ripley Middle School (math 27% / reading 47%, grade F, #28 of 109 statewide, top 27%, 613 students, 0% FRL); Ripley High School (math 22% / reading 47%, grade F, #42 of 110 statewide, top 47%, 812 students, 0% FRL) — zoned schools average 0% FRL vs 41% district-wide (41 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 13 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 $3k of equity ($823 loan paydown + $2k appreciation (1.4% local appreciation)).
• Jackson County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 572 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $30k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wildfire 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 $97,846 (17.8% 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 572 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 5.79%
• Cash-on-cash: -1.78%
• DSCR: 0.92
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.5%
• Equity multiple: 0.92×
• Total profit: $-2,643
• Equity at exit: $43,236

10-year hold

• IRR: 3.2%
• Equity multiple: 1.42×
• Total profit: $13,846
• Equity at exit: $59,534

Cash invested: $33,320 (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 25241

• Home prices YoY: 0.9%
• Active inventory: 13
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $978 medium
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,785/yr
• Insurance: −$50
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $-116

Break-even live

Break-even rent $1,125

Max offer price $102,235

Occupancy floor —

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $119,000 Active 572 DOM
2. 2026-06-17
   days on market $119,000 Active 571 DOM
3. 2026-06-16
   days on market $119,000 Active 570 DOM
4. 2026-06-15
   days on market $119,000 Active 569 DOM
5. 2026-06-15
   days on market $119,000 Active 568 DOM
6. 2026-06-13
   days on market $119,000 Active 567 DOM
7. 2026-06-12
   days on market $119,000 Active 566 DOM
8. 2026-06-09
   days on market $119,000 Active 563 DOM
9. 2026-06-08
   days on market $119,000 Active 562 DOM
10. 2026-06-08
    days on market $119,000 Active 561 DOM
11. 2026-06-07
    days on market $119,000 Active 560 DOM
12. 2026-06-04
    days on market $119,000 Active 558 DOM
13. 2026-06-03
    days on market $119,000 Active 557 DOM
14. 2026-06-02
    days on market $119,000 Active 556 DOM
15. 2026-06-01
    days on market $119,000 Active 555 DOM
16. 2026-05-31
    days on market $119,000 Active 554 DOM
17. 2026-03-12
    price $119,000
18. 2026-02-26
    status Active
19. 2026-01-15
    status Pending
20. 2025-07-22
    price $124,000
21. 2025-03-14
    price $129,000
22. 2024-10-12
    listed $149,000 Active

ⓘ 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 8/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $11,742
• − Mortgage interest: −$6,666
• − Property taxes: −$1,785
• − Insurance: −$1,392
• − Repairs & maintenance: −$939
• − Management: −$939
• − Depreciation: −$3,462
• Taxable loss: −$3,442
• Est. tax savings @ 24.0%: +$826
• After-tax cash flow: $-564/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 — Ripley

• Score: 74/100
• State rank: #35
• US rank: #4915

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,948

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 (100%)
• Race & ethnicity: White 100%
• Common ancestry: Lithuanian 14% English 2% Iranian 2%
• Foreign-born: 10%
• Languages at home: 95% English-only · French/Haitian/Cajun 5%

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: ▲ 1.42%
• Current HPI: 166.6705
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-20.1% since first listed

6 events — show timeline

• 2026-03-12 Price Changed $119,000 KVBOR
• 2026-02-26 Relisted — KVBOR
• 2026-01-15 Pending — KVBOR
• 2025-07-22 Price Changed $124,000 KVBOR
• 2025-03-14 Price Changed $129,000 KVBOR
• 2024-10-12 Listed $149,000 KVBOR