60 C St · Boomer, WV 25031

$99,900

4 bd · 2.0 ba · 1,392 sqft · SingleFamily · 23 Days on market

Built 1938 Good condition 3,119 sqft lot Est $109k · 8% 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 +28.7/30.0
• ARV discount +11.1/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Appreciation +5.0/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.0/10.0

Listing remarks

NEAT, CLEAN AND MOVE-IN READY! THIS WELL-MAINTAINED HOME HAS A CONVENIENT FIRST-FLOOR BEDROOM AND BATH WITH A BEAUTIFUL STAIRCASE LEADING TO THREE ADDITIONAL BEDROOMS AND BATHROOM ON SECOND FLOOR. A "MUST SEE" TO APPRECIATE ALL IT HAS TO OFFER. CALL FOR AN APPOINTMENT TO SEE IT TODAY!

Key facts

• 3,119 sq ft lot
• Built 1938
• Listed 22 days

Property features AI

Exterior

• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two stories
• Construction: Vinyl siding; Composition/Shingle roof
• Exterior features: Porch; Fenced yard; Storage

Interior

• Kitchen: Gas range; Microwave; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Eat-in kitchen; Insulated windows; Full basement; 8 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $277 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#130 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Fayette County Schools (suburban): math 17% / reading 31% proficiency, ranked #51 of 55 in WV (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Valley Pk-8 (math 13%, 530 students, 0% FRL); Midland Trail High (math 15% / reading 38%, grade F, #87 of 110 statewide, top 79%, 623 students, 0% FRL) — zoned schools average 0% FRL vs 54% district-wide (54 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 1 active listings in the ZIP; 26 units permitted in Fayette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($691 loan paydown + $3k appreciation (3.0% local appreciation)).
• Fayette County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; moderate wildfire risk; extreme-heat days projected 8→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.30% ✓
• Cap rate: 10.28%
• Cash-on-cash: 14.25%
• DSCR: 1.63
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $108,576
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
171 Boomer Hill Rd	0.17mi	3/2.0 (-1)	1,240 (-11%)	3mo	$89,500	$72	66
159 Carmen Dr	0.25mi	3/2.0 (-1)	1,598 (+15%)	3mo	$125,000	$78	56

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

Projected returns pro-forma

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

5-year hold

• IRR: 18.6%
• Equity multiple: 2.06×
• Total profit: $29,708
• Equity at exit: $44,919

10-year hold

• IRR: 20.0%
• Equity multiple: 3.90×
• Total profit: $81,153
• Equity at exit: $69,226

Cash invested: $27,972 (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 25031

• Active inventory: 1
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,294 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $277

Break-even live

Break-even rent $944

Max offer price $99,900

Occupancy floor 74%

Sensitivity live

Price	-10% $346	-5% $311	+0% $277	+5% $242	+10% $208
Rent	-10% $174	-5% $226	+0% $277	+5% $328	+10% $379
Rate	-1.0pp $327	-0.5pp $302	base $277	+0.5pp $251	+1.0pp $224

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $99,900 Active 23 DOM
2. 2026-06-18
   days on market $99,900 Active 22 DOM
3. 2026-06-17
   days on market $99,900 Active 21 DOM
4. 2026-06-16
   days on market $99,900 Active 20 DOM
5. 2026-06-15
   days on market $99,900 Active 19 DOM
6. 2026-06-14
   days on market $99,900 Active 17 DOM
7. 2026-06-12
   days on market $99,900 Active 16 DOM
8. 2026-06-09
   days on market $99,900 Active 13 DOM
9. 2026-06-08
   days on market $99,900 Active 12 DOM
10. 2026-06-07
    days on market $99,900 Active 11 DOM
11. 2026-06-05
    days on market $99,900 Active 8 DOM
12. 2026-06-03
    days on market $99,900 Active 7 DOM
13. 2026-06-02
    days on market $99,900 Active 6 DOM
14. 2026-06-01
    status $99,900 Active 5 DOM
15. 2026-05-11
    status Pending
16. 2026-05-06
    listed $99,900 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 10/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 8 d/yr ≥97°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 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: $15,533
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$1,166
• − Repairs & maintenance: −$1,243
• − Management: −$1,243
• − Depreciation: −$2,906
• Taxable income: $1,881
• Est. tax owed @ 24.0%: −$451
• After-tax cash flow: $2,868/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 · 13 photos

Good 75/100 Cosmetic rehab

This well-maintained home is in good condition with minor repairs needed. It is move-in ready and has the potential to be improved with some cosmetic updates to increase its value.

Repairs flagged

• Minor Living room carpet — The carpet in the living room appears to be slightly worn.
• Minor Kitchen flooring — The kitchen flooring appears to be slightly worn.

Value-add opportunities

• Resale Paint the interior walls — Painting the interior walls can make the home look fresh and new, which can appeal to potential buyers.
• Rental Replace the kitchen flooring — Replacing the worn kitchen flooring with a more durable and attractive option can increase the rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Living room carpet · The carpet in the living room appears to be slightly worn.	Minor	$500–3,000
Kitchen flooring · The kitchen flooring appears to be slightly worn.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale Paint the interior walls — Painting the interior walls can make the home look fresh and new, which can appeal to potential buyers. ↑
• Rental Replace the kitchen flooring — Replacing the worn kitchen flooring with a more durable and attractive option can increase the rental value. ↑

ⓘ 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: Fayette County Schools
• NCES district ID: 5400300
• Math proficiency: 17% ▼ -12.00%
• Reading proficiency: 31% ▼ -4.00%
• Median HH income: $35,293
• Composite: 19.77/100
• National rank: #8706
• State rank: #51 of 55 in WV

Livability — Boomer

• Score: 65/100
• State rank: #130
• US rank: #13528

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Boomer, WV
• City population: 622
• Population (ZIP): 622

Population outlook (Fayette County) Hauer SSP2

• Today (2025): 41,745 people
• By 2030: 39,758 · -4.8%
• By 2040: 35,751 · -14.4%
• By 2050: 32,223 · -22.8%
• By 2075: 24,307 · -41.8%
• By 2100: 16,671 · -60.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 27% Hispanic / Latino 3% Two or more races 3% Native American 2%
• Common ancestry: Slovak 9% Italian 4% Lithuanian 3%

Political lean MEDSL · Fayette

• 2024 margin: Solid R (+41.8) · D 28.1% · R 69.8% · Other 2.1%
• 2008→2024 swing: -39.0pp toward R · 2008: -2.7pp · 2024: -41.8pp
• All cycles: 2024: R+41.8 2020: R+38.6 2016: R+39.6 2012: R+21.0 2008: R+2.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-05-11 Pending — KVBOR
• 2026-05-06 Listed $99,900 KVBOR