121 Howard St · New Haven, WV 25265

$79,900

2 bd · 1.0 ba · 912 sqft · SingleFamily public records · 71 Days on market

Built 1954 0.26 ac lot Est $96k · 17% 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 +25.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• Appreciation +7.8/10.0
• 1% rule +6.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

THIS HOME WOULD MAKE A PERFECT STARTER HOME. THE HOME IS VERY WELL MAINTAINED-2 BEDROOMS AND 1 BATH. FEATURES INCLUDE, HARDWOOD FLOORING, METAL ROOF 2015, HEAT PUMP 2014, UPDATED ELECTRICAL PANEL 2014, ONE CAR ATTACHED GARAGE. THE FULL WALK-OUT BASEMENT HAS LIMITLESS POSSIBILITY. THIS HOME IS MOVE-IN READY.

Key facts

• 0.26 acre lot
• Garage
• Built 1954

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $196 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($881 rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#111 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Mason County Schools (town): math 20% / reading 33% proficiency, ranked #44 of 55 in WV (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: New Haven Elementary School (math 25% / reading 35%, grade F, #218 of 377 statewide, top 59%, 460 students, 0% FRL); Wahama Junior/Senior High School (math 16% / reading 43%, grade F, #69 of 110 statewide, top 71%, 387 students, 0% FRL) — zoned schools average 0% FRL vs 47% district-wide (47 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 8 active listings in the ZIP; 3 units permitted in Mason County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($552 loan paydown + $4k appreciation (5.6% local appreciation)).
• Mason County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.6% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.10% ✓
• Cap rate: 9.24%
• Cash-on-cash: 10.54%
• DSCR: 1.47
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $95,760
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
908 Fifth St	0.64mi	2/1.5	972 (+7%)	12mo	$102,000	$105	47

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

Projected returns pro-forma

5.61% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.2%
• Equity multiple: 2.51×
• Total profit: $33,740
• Equity at exit: $48,290

10-year hold

• IRR: 22.2%
• Equity multiple: 5.02×
• Total profit: $89,934
• Equity at exit: $85,944

Cash invested: $22,372 (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 25265

• Home prices YoY: 3.6%
• Active inventory: 8
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $881 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$47 /mo · $566/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $196

Break-even live

Break-even rent $632

Max offer price $79,900

Occupancy floor 73%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-04-17
   status Pending
2. 2026-03-11
   price $79,900
3. 2026-02-04
   listed $89,900 Active
4. 2022-08-26
   soldstatus $73,000 308-char remark

   Show marketing remark (308 chars)

   THIS HOME WOULD MAKE A PERFECT STARTER HOME. THE HOME IS VERY WELL MAINTAINED-2 BEDROOMS AND 1 BATH. FEATURES INCLUDE, HARDWOOD FLOORING, METAL ROOF 2015, HEAT PUMP 2014, UPDATED ELECTRICAL PANEL 2014, ONE CAR ATTACHED GARAGE. THE FULL WALK-OUT BASEMENT HAS LIMITLESS POSSIBILITY. THIS HOME IS MOVE-IN READY.

5. 2022-06-03
   listed $69,000 308-char remark

   Show marketing remark (308 chars)

   THIS HOME WOULD MAKE A PERFECT STARTER HOME. THE HOME IS VERY WELL MAINTAINED-2 BEDROOMS AND 1 BATH. FEATURES INCLUDE, HARDWOOD FLOORING, METAL ROOF 2015, HEAT PUMP 2014, UPDATED ELECTRICAL PANEL 2014, ONE CAR ATTACHED GARAGE. THE FULL WALK-OUT BASEMENT HAS LIMITLESS POSSIBILITY. THIS HOME IS MOVE-IN READY.

ⓘ 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: $566 · $47/mo
• Projected year-2 tax: $566 · $47/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,572
• − Mortgage interest: −$4,476
• − Property taxes: −$566
• − Insurance: −$400
• − Repairs & maintenance: −$846
• − Management: −$846
• − Depreciation: −$2,324
• Taxable income: $1,114
• Est. tax owed @ 24.0%: −$267
• After-tax cash flow: $2,090/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: Mason County Schools
• NCES district ID: 5400780
• Math proficiency: 20% ▼ -13.00%
• Reading proficiency: 33% ▼ -10.00%
• Median HH income: $37,623
• Composite: 22.07/100
• National rank: #8191
• State rank: #44 of 55 in WV

Livability — New Haven

• Score: 66/100
• State rank: #111
• US rank: #11999

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Haven, WV
• Population (ZIP): 1,616

Population outlook (Mason County) Hauer SSP2

• Today (2025): 26,174 people
• By 2030: 25,482 · -2.6%
• By 2040: 23,934 · -8.6%
• By 2050: 22,432 · -14.3%
• By 2075: 19,241 · -26.5%
• By 2100: 15,427 · -41.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Asian 1% Black 1%
• Common ancestry: Iranian 2% Serbian 1%
• Foreign-born: 0%

Political lean MEDSL · Mason

• 2024 margin: Solid R (+58.0) · D 20.0% · R 78.0% · Other 1.9%
• 2008→2024 swing: -45.1pp toward R · 2008: -12.9pp · 2024: -58.0pp
• All cycles: 2024: R+58.0 2020: R+53.2 2016: R+54.7 2012: R+20.3 2008: R+12.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.61%
• Current HPI: 162.8837
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+15.8% since first listed

5 events — show timeline

• 2026-04-17 Pending — KVBOR
• 2026-03-11 Price Changed $79,900 KVBOR
• 2026-02-04 Listed $89,900 KVBOR
• 2022-08-26 Sold (MLS) $73,000 KVBOR
• 2022-06-03 Listed $69,000 KVBOR

Property tax history

+4.5%/yr

Latest (2025): $566 · +19.8% YoY. Source: county tax records.