140 Roanoke Cir · Wayne, WV 25570

$27,900

5 bd · 1.0 ba · 1,500 sqft · SingleFamily · 219 Days on market

Poor condition $19/sqft · 84% below area ↓ 38% since listing

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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
• Appreciation +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.0/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

Wayne, WV 5 bedroom 1 bath home, out building and basement,

Key facts

• Listed 218 days

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $28k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $830 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $28k).
• Recommended offer: $25k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#226 in WV) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A-; Watch: schools F, amenities F, commute F.
• Wayne County Schools (rural): math 25% / reading 38% proficiency, ranked #25 of 55 in WV (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 10 active listings in the ZIP; 67 units permitted in Wayne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($193 loan paydown + $2k appreciation (7.3% local appreciation)).
• Wayne County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.3% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 219 days — a 12% lower offer ($25k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $24,552 (12.0% below list)

Questions for the listing agent

1. It's been on market 219 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 4.64% ✓
• Cap rate: 41.99%
• Cash-on-cash: 127.50%
• DSCR: 6.67
• GRM: 1.8

CMA / ARV

• ARV (median comp): $172,939
• List price: $27,900
• Delta: -83.87%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

7.35% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 9.09×
• Total profit: $63,237
• Equity at exit: $19,982

10-year hold

• IRR: —
• Equity multiple: 19.46×
• Total profit: $144,245
• Equity at exit: $38,560

Cash invested: $7,812 (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 25570

• Home prices YoY: 3.9%
• Active inventory: 10
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,295 medium
• Mortgage (P&I): −$146
• Tax est. 1.5%: −$35 /mo · $418/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $830

Break-even live

Break-even rent $244

Max offer price $27,900

Occupancy floor 31%

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: $6,975
• Closing costs: $837
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $27,900 Active 219 DOM
2. 2026-06-18
   days on market $27,900 Active 218 DOM
3. 2026-06-17
   days on market $27,900 Active 217 DOM
4. 2026-06-16
   days on market $27,900 Active 216 DOM
5. 2026-06-15
   days on market $27,900 Active 215 DOM
6. 2026-06-14
   days on market $27,900 Active 213 DOM
7. 2026-06-12
   days on market $27,900 Active 212 DOM
8. 2026-06-09
   days on market $27,900 Active 209 DOM
9. 2026-06-08
   days on market $27,900 Active 208 DOM
10. 2026-06-07
    days on market $27,900 Active 207 DOM
11. 2026-06-05
    days on market $27,900 Active 204 DOM
12. 2026-06-03
    days on market $27,900 Active 203 DOM
13. 2026-06-02
    days on market $27,900 Active 202 DOM
14. 2026-06-01
    days on market $27,900 Active 201 DOM
15. 2026-05-31
    days on market $27,900 Active 200 DOM
16. 2026-05-30
    days on market $27,900 Active 199 DOM
17. 2026-04-30
    price $27,900 59-char remark

    Show marketing remark (59 chars)

    Wayne, WV 5 bedroom 1 bath home, out building and basement,

18. 2026-03-21
    price $29,900 59-char remark

    Show marketing remark (59 chars)

    Wayne, WV 5 bedroom 1 bath home, out building and basement,

19. 2026-02-13
    price $32,900 59-char remark

    Show marketing remark (59 chars)

    Wayne, WV 5 bedroom 1 bath home, out building and basement,

20. 2026-01-01
    price $36,900 59-char remark

    Show marketing remark (59 chars)

    Wayne, WV 5 bedroom 1 bath home, out building and basement,

21. 2025-12-09
    price $39,900 59-char remark

    Show marketing remark (59 chars)

    Wayne, WV 5 bedroom 1 bath home, out building and basement,

22. 2025-11-12
    listed $44,900 Active 59-char remark

    Show marketing remark (59 chars)

    Wayne, WV 5 bedroom 1 bath home, out building and basement,

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 20 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: $15,537
• − Mortgage interest: −$1,563
• − Property taxes: −$418
• − Insurance: −$140
• − Repairs & maintenance: −$1,243
• − Management: −$1,243
• − Depreciation: −$812
• Taxable income: $10,119
• Est. tax owed @ 24.0%: −$2,428
• After-tax cash flow: $7,532/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.

Condition & rehab AI · 12 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance, including structural repairs, debris removal, and landscaping. The property is currently in a state of disrepair and is not move-in ready.

Repairs flagged

• Major Structural repairs — Significant damage to the structure
• Major Debris removal — Debris and debris removal are necessary for safety and functionality
• Major Landscaping and curb appeal — Overgrown vegetation and debris removal are necessary for safety and functionality

Value-add opportunities

• Both Structural repairs — Structural repairs are necessary for safety and functionality
• Both Debris removal — Debris removal is necessary for safety and functionality
• Both Landscaping and curb appeal — Landscaping and curb appeal are necessary for safety and functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
Structural repairs · Significant damage to the structure	Major	$15,000–50,000
Debris removal · Debris and debris removal are necessary for safety and functionality	Major	$15,000–50,000
Landscaping and curb appeal · Overgrown vegetation and debris removal are necessary for safety and functionality	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Structural repairs — Structural repairs are necessary for safety and functionality ↑
• Both Debris removal — Debris removal is necessary for safety and functionality ↑
• Both Landscaping and curb appeal — Landscaping and curb appeal are necessary for safety and functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Wayne County Schools
• NCES district ID: 5401500
• Math proficiency: 25% ▼ -15.00%
• Reading proficiency: 38% ▼ -10.00%
• Median HH income: $36,283
• Composite: 26.08/100
• National rank: #7297
• State rank: #25 of 55 in WV

Livability — Wayne

• Score: 59/100
• State rank: #226
• US rank: #19755

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wayne, WV
• Population (ZIP): 6,075

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 38,267 people
• By 2030: 36,578 · -4.4%
• By 2040: 33,034 · -13.7%
• By 2050: 29,671 · -22.5%
• By 2075: 22,901 · -40.2%
• By 2100: 17,421 · -54.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Italian 5% Serbian 2% Slovak 1%
• Foreign-born: 0%

Political lean MEDSL · Wayne

• 2024 margin: Solid R (+53.4) · D 22.4% · R 75.8% · Other 1.8%
• 2008→2024 swing: -35.1pp toward R · 2008: -18.2pp · 2024: -53.4pp
• All cycles: 2024: R+53.4 2020: R+50.1 2016: R+51.3 2012: R+27.0 2008: R+18.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.35%
• Current HPI: 194.3706
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-37.9% since first listed

6 events — show timeline

• 2026-04-30 Price Changed $27,900 GVBOR
• 2026-03-21 Price Changed $29,900 GVBOR
• 2026-02-13 Price Changed $32,900 GVBOR
• 2026-01-01 Price Changed $36,900 GVBOR
• 2025-12-09 Price Changed $39,900 GVBOR
• 2025-11-12 Listed $44,900 GVBOR