249 South Wells St · Sistersville, WV 26175

$36,000

2 bd · 1.0 ba · 955 sqft · SingleFamily public records · 49 Days on market

Built 1918 3,398 sqft lot Est $59k · 39% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.4/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

2-bedroom, 1-bath home located near the new Sistersville Hospital build. This property needs work and is being sold as-is. Great opportunity for an investor or buyer looking for a fixer-upper.

Key facts

• 3,398 sq ft lot
• Built 1918
• Listed 48 days

Property features AI

Finance

• Other: No additional financial details provided
• Financial info: Annual tax amount reported
• HOA & community: No HOA information provided

Exterior

• Parking: No parking details provided
• Security: No security details provided
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Traditional style; 1 story
• Construction: Wood siding; Shingle roof
• Exterior features: Level lot

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Information not provided
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating
• Interior features: Gas water heater; 6 total rooms
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $36k.

Deal economics

• At list price, monthly cash flow is $481 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($976 rent vs $36k).
• Recommended offer: $35k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#165 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D, schools F, amenities F.
• Tyler County Schools (rural): math 31% / reading 39% proficiency, ranked #18 of 55 in WV (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 15 active listings in the ZIP.

Forward outlook

• In year one you build about $503 of equity ($249 loan paydown + $254 appreciation (0.7% local appreciation)).
• Tyler County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.7% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $25k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1918 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $34,920 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1918 — 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. 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: 2.71% ✓
• Cap rate: 24.53%
• Cash-on-cash: 65.12%
• DSCR: 3.90
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $59,210
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
300 South Chelsea St	0.05mi	2/1.0	966 (+1%)	4mo	$60,000	$62	92
304 South Chelsea St	0.06mi	2/1.0	968 (+1%)	4mo	$100,000	$103	92
674 Elementary School Rd	0.50mi	2/1.0	929 (-3%)	7mo	$50,000	$54	66
215/215.5 Oxford St	0.15mi	2/1.0	856 (-10%)	13mo	$65,500	$77	65
302 South Chelsea St	0.05mi	2/1.0	811 (-15%)	14mo	$19,000	$23	61
312 South Chelsea St	0.09mi	2/1.0	816 (-15%)	14mo	$18,500	$23	60

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

Projected returns pro-forma

0.7% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 59.7%
• Equity multiple: 4.06×
• Total profit: $30,805
• Equity at exit: $11,739

10-year hold

• IRR: 61.3%
• Equity multiple: 8.20×
• Total profit: $72,534
• Equity at exit: $15,183

Cash invested: $10,080 (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 26175

• Home prices YoY: 0.4%
• Active inventory: 15
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $976 medium
• Mortgage (P&I): −$189
• Tax from tax record: −$21 /mo · $247/yr
• Insurance: −$15
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $481

Break-even live

Break-even rent $368

Max offer price $36,000

Occupancy floor 46%

Sensitivity live

Price	-10% $501	-5% $491	+0% $481	+5% $470	+10% $460
Rent	-10% $403	-5% $442	+0% $481	+5% $519	+10% $558
Rate	-1.0pp $499	-0.5pp $490	base $481	+0.5pp $471	+1.0pp $462

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: $9,000
• Closing costs: $1,080
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-15
   days on market $36,000 Active 49 DOM
2. 2026-06-15
   days on market $36,000 Active 48 DOM
3. 2026-06-13
   days on market $36,000 Active 47 DOM
4. 2026-06-12
   days on market $36,000 Active 46 DOM
5. 2026-06-09
   days on market $36,000 Active 43 DOM
6. 2026-06-08
   days on market $36,000 Active 42 DOM
7. 2026-06-08
   days on market $36,000 Active 41 DOM
8. 2026-06-07
   days on market $36,000 Active 40 DOM
9. 2026-06-04
   days on market $36,000 Active 38 DOM
10. 2026-06-03
    days on market $36,000 Active 37 DOM
11. 2026-06-02
    days on market $36,000 Active 36 DOM
12. 2026-06-01
    days on market $36,000 Active 35 DOM
13. 2026-05-31
    days on market $36,000 Active 34 DOM
14. 2026-04-06
    listed $36,000 Active
15. 2026-04-06
    listed $36,000 Active
16. 2025-04-24
    soldstatus $25,000

ⓘ 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: $247 · $21/mo
• Projected year-2 tax: $247 · $21/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 7/10 Severe FEMA zone X (unshaded) · 76% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 20 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: $11,718
• − Mortgage interest: −$2,017
• − Property taxes: −$247
• − Insurance: −$978
• − Repairs & maintenance: −$937
• − Management: −$937
• − Depreciation: −$1,047
• Taxable income: $5,554
• Est. tax owed @ 24.0%: −$1,333
• After-tax cash flow: $4,434/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: Tyler County Schools
• NCES district ID: 5401440
• Math proficiency: 31% ▼ -11.00%
• Reading proficiency: 39% ▼ -8.00%
• Median HH income: $37,906
• Composite: 29.17/100
• National rank: #6576
• State rank: #18 of 55 in WV

Livability — Sistersville

• Score: 63/100
• State rank: #165
• US rank: #15391

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sistersville, WV
• Population (ZIP): 3,168

Population outlook (Tyler County) Hauer SSP2

• Today (2025): 8,409 people
• By 2030: 8,035 · -4.4%
• By 2040: 7,233 · -14.0%
• By 2050: 6,460 · -23.2%
• By 2075: 4,823 · -42.6%
• By 2100: 3,342 · -60.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 2% Black 2%
• Common ancestry: Serbian 5% Lithuanian 4% Iranian 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Russian/Polish/Slavic 1%

Political lean MEDSL · Tyler

• 2024 margin: Solid R (+67.4) · D 15.3% · R 82.7% · Other 2.0%
• 2008→2024 swing: -36.0pp toward R · 2008: -31.4pp · 2024: -67.4pp
• All cycles: 2024: R+67.4 2020: R+66.2 2016: R+68.0 2012: R+43.5 2008: R+31.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.70%
• Current HPI: 173.7004
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+44.0% since first listed

3 events — show timeline

• 2026-04-06 Listed $36,000 WBOR
• 2026-04-06 Listed $36,000 WBOR
• 2025-04-24 Sold (Public Records) $25,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $247 · +7.6% YoY. Source: county tax records.