64 Carolina Ave · Salem, WV 26426

$60,999

3 bd · 1.0 ba · 1,348 sqft · SingleFamily public records · 350 Days on market

Built 1900 4,792 sqft lot Est $53k · 16% over ↓ 8% 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
• Appreciation +6.9/10.0
• Livability +3.3/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.3/15.0

Listing remarks

Private well. City sewer. Newer roof. Walls need to be finished in dining room. Large storage shed and cellar both on their own lots. 2 large bedrooms. Close proximity to Rails to Trails and tennis courts.

Key facts

• Private well
• Newer roof
• City sewer

Tags

• PRIVATE WELL
• CITY SEWER
• NEWER ROOF
• LARGE STORAGE SHED

Property features AI

Finance

• HOA & community: Tennis court(s) in the community

Exterior

• Parking: On-street parking
• Security: Smoke detector(s)
• Utilities: Well (private) water source; Public sewer; Cable available
• Home design: Single-family detached residence; One story
• Construction: Block and wood siding construction; Shingle roof
• Exterior features: Porch; Level lot

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: Total of 6 rooms (bedroom count not specified)
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Wood heating; Ceiling fan(s)
• Interior features: Dishwasher; Dryer; Refrigerator; Range; Washer; Vinyl flooring; Ceiling fan(s); Baseboard heating; Wood heating; Smoke detector(s)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $61k.

Deal economics

• At list price, monthly cash flow is $379 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $61k).
• Recommended offer: $54k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#106 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.
• Harrison County Schools (town): math 29% / reading 43% proficiency, ranked #12 of 55 in WV (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Salem Elementary (math 52% / reading 47%, grade D, #49 of 377 statewide, top 16%, 189 students, 0% FRL); Robert C Byrd High School (math 22% / reading 52%, grade F, #32 of 110 statewide, top 34%, 765 students, 0% FRL) — zoned schools average 0% FRL vs 43% district-wide (43 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 13 active listings in the ZIP; 84 units permitted in Harrison County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($421 loan paydown + $2k appreciation (3.8% local appreciation)).
• Harrison County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 350 days — a 12% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (8%) 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; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $53,679 (12.0% below list)

Questions for the listing agent

1. It's been on market 350 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 1.80% ✓
• Cap rate: 15.05%
• Cash-on-cash: 31.29%
• DSCR: 2.39
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $52,572
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
73 Walnut St	0.19mi	3/1.0	1,199 (-11%)	7mo	$35,000	$29	66
6 Summit St	0.46mi	2/2.0 (-1)	1,369 (+2%)	13mo	$130,000	$95	56
121 Valley St	0.61mi	3/1.0	1,543 (+14%)	2mo	$60,000	$39	46
71 Oak St	0.20mi	3/1.5	1,147 (-15%)	21mo	$45,000	$39	46
124 Valley St	0.59mi	3/2.0	1,525 (+13%)	24mo	$192,000	$126	27

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

Projected returns pro-forma

3.8% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.1%
• Equity multiple: 3.00×
• Total profit: $34,154
• Equity at exit: $30,210

10-year hold

• IRR: 33.6%
• Equity multiple: 5.96×
• Total profit: $84,725
• Equity at exit: $48,846

Cash invested: $17,080 (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 26426

• Home prices YoY: 2.2%
• Active inventory: 13
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,097 medium
• Mortgage (P&I): −$320
• Tax est. 1.5%: −$76 /mo · $915/yr
• Insurance: −$25
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $379

Break-even live

Break-even rent $618

Max offer price $60,999

Occupancy floor 60%

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: $15,250
• Closing costs: $1,830
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $60,999 Active 350 DOM
2. 2026-06-18
   days on market $60,999 Active 349 DOM
3. 2026-06-17
   days on market $60,999 Active 348 DOM
4. 2026-06-16
   days on market $60,999 Active 347 DOM
5. 2026-06-15
   days on market $60,999 Active 346 DOM
6. 2026-06-14
   days on market $60,999 Active 344 DOM
7. 2026-06-12
   days on market $60,999 Active 343 DOM
8. 2026-06-09
   days on market $60,999 Active 340 DOM
9. 2026-06-08
   days on market $60,999 Active 339 DOM
10. 2026-06-07
    days on market $60,999 Active 338 DOM
11. 2026-06-05
    days on market $60,999 Active 335 DOM
12. 2026-06-03
    days on market $60,999 Active 334 DOM
13. 2026-06-02
    days on market $60,999 Active 333 DOM
14. 2026-06-01
    days on market $60,999 Active 332 DOM
15. 2026-05-31
    days on market $60,999 Active 331 DOM
16. 2026-05-30
    days on market $60,999 Active 330 DOM
17. 2026-04-08
    status Active
18. 2026-03-24
    historical Active Under Contract
19. 2025-12-30
    price $60,999
20. 2025-07-05
    listed $66,000 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 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: $13,169
• − Mortgage interest: −$3,417
• − Property taxes: −$915
• − Insurance: −$1,102
• − Repairs & maintenance: −$1,053
• − Management: −$1,053
• − Depreciation: −$1,775
• Taxable income: $3,853
• Est. tax owed @ 24.0%: −$925
• After-tax cash flow: $3,622/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: Harrison County Schools
• NCES district ID: 5400510
• Math proficiency: 29% ▼ -10.00%
• Reading proficiency: 43% ▼ -3.00%
• Median HH income: $43,269
• Composite: 30.48/100
• National rank: #6222
• State rank: #12 of 55 in WV

Livability — Salem

• Score: 66/100
• State rank: #106
• US rank: #11585

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Salem, WV
• City population: 7,302
• Population (ZIP): 7,302

Population outlook (Harrison County) Hauer SSP2

• Today (2025): 67,273 people
• By 2030: 65,963 · -1.9%
• By 2040: 63,033 · -6.3%
• By 2050: 59,999 · -10.8%
• By 2075: 52,524 · -21.9%
• By 2100: 42,654 · -36.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 1% Two or more races 1%
• Common ancestry: Serbian 3% Romanian 2% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Other Indo-European 1%

Political lean MEDSL · Harrison

• 2024 margin: Solid R (+41.0) · D 28.5% · R 69.4% · Other 2.1%
• 2008→2024 swing: -27.6pp toward R · 2008: -13.3pp · 2024: -41.0pp
• All cycles: 2024: R+41.0 2020: R+37.6 2016: R+39.5 2012: R+23.5 2008: R+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.80%
• Current HPI: 174.3458
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-7.6% since first listed

4 events — show timeline

• 2026-04-08 Relisted — NCWVREIN
• 2026-03-24 Contingent — NCWVREIN
• 2025-12-30 Price Changed $60,999 NCWVREIN
• 2025-07-05 Listed $66,000 NCWVREIN

Property tax history

-13.8%/yr

Latest (2025): $72 · -78.4% YoY. Source: county tax records.