1020 10th St · Nitro, WV 25143

$104,900

4 bd · 2.0 ba · 2,400 sqft · SingleFamily public records · 148 Days on market

Built 1944 2,614 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this cute 4 bedroom, 2 bath home in Nitro. There have been so many updates including paint throughout, updated kitchen with quartz countertops, new flooring in the main floor bed & living room, updated main floor bath, new privacy fence, new siding on the back of the home and so much more. You must see to truly appreciate!

Key facts

• Breakfast nook
• Gathering room
• Shaker cabinets

Tags

• LIGHT FILLED LIVING ROOM
• HARDWOOD FLOORS
• SHAKER CABINETS
• SOLID SURFACE COUNTERS
• BREAKFAST NOOK
• GATHERING ROOM

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence; Two stories
• Construction: Frame construction; Plaster interior; Vinyl siding
• Exterior features: Deck; Porch; Metal roof

Interior

• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Forced air heating; Central air conditioning
• Interior features: Eat-in kitchen; Insulated windows

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $390 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 5.2% in Nitro — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 67/100 on livability (#97 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, amenities C-, employment D.
• Kanawha County Schools (suburban): math 29% / reading 40% proficiency, ranked #17 of 55 in WV (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Nitro Elementary School (math 27% / reading 37%, grade F, #191 of 377 statewide, top 56%, 364 students, 0% FRL); Andrew Jackson Middle School (math 23% / reading 41%, grade F, #46 of 109 statewide, top 46%, 512 students, 0% FRL); Nitro High School (math 22% / reading 57%, grade F, #21 of 110 statewide, top 26%, 827 students, 0% FRL) — zoned schools average 0% FRL vs 46% district-wide (46 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 39 active listings in the ZIP; 103 units permitted in Kanawha County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $725 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Kanawha County population projected at -17% 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 $29k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 148 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $98k (48%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 148 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 1944 — 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: 1.32% ✓
• Cap rate: 10.76%
• Cash-on-cash: 15.95%
• DSCR: 1.71
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $218,400
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1325 Park Ave	0.28mi	4/2.5	2,400 (0%)	5mo	$288,000	$120	81
2441 3rd Ave	0.60mi	3/1.5 (-1)	2,198 (-8%)	2mo	$199,000	$91	50
2720 2nd Ave	0.69mi	4/2.5	2,616 (+9%)	14mo	$170,000	$65	39

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: 6.9%
• Equity multiple: 1.27×
• Total profit: $7,867
• Equity at exit: $15,641

10-year hold

• IRR: 16.2%
• Equity multiple: 2.32×
• Total profit: $38,885
• Equity at exit: $9,070

Cash invested: $29,372 (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 25143

• Home prices YoY: -19.2%
• Active inventory: 39
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,382 medium
• Mortgage (P&I): −$550
• Tax from tax record: −$107 /mo · $1,290/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $390

Break-even live

Break-even rent $888

Max offer price $104,900

Occupancy floor 67%

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $104,900 Active 148 DOM
2. 2026-06-18
   days on market $104,900 Active 147 DOM
3. 2026-06-17
   days on market $104,900 Active 146 DOM
4. 2026-06-16
   pricedays on market $104,900 Active 145 DOM
5. 2026-06-15
   days on market $119,900 Active 144 DOM
6. 2026-06-14
   days on market $119,900 Active 142 DOM
7. 2026-06-13
   status $119,900 Active 141 DOM
8. 2026-06-03
   status $119,900 Pending 141 DOM
9. 2026-06-02
   days on market $119,900 Active 141 DOM
10. 2026-06-01
    days on market $119,900 Active 140 DOM
11. 2026-05-31
    days on market $119,900 Active 139 DOM
12. 2026-05-30
    days on market $119,900 Active 138 DOM
13. 2026-05-11
    price $119,900
14. 2026-04-21
    price $134,900
15. 2026-04-20
    status Active
16. 2026-04-08
    status Pending
17. 2026-03-16
    price $153,000
18. 2026-02-13
    price $164,900
19. 2026-01-30
    price $182,500
20. 2025-12-30
    listed $202,500 Active
21. 2022-09-22
    soldstatus $170,000
22. 2022-09-16
    soldstatus $170,000 340-char remark

    Show marketing remark (340 chars)

    Check out this cute 4 bedroom, 2 bath home in Nitro. There have been so many updates including paint throughout, updated kitchen with quartz countertops, new flooring in the main floor bed & living room, updated main floor bath, new privacy fence, new siding on the back of the home and so much more. You must see to truly appreciate!

23. 2022-08-10
    listed $169,900 340-char remark

    Show marketing remark (340 chars)

    Check out this cute 4 bedroom, 2 bath home in Nitro. There have been so many updates including paint throughout, updated kitchen with quartz countertops, new flooring in the main floor bed & living room, updated main floor bath, new privacy fence, new siding on the back of the home and so much more. You must see to truly appreciate!

24. 1996-07-05
    soldstatus $51,000

ⓘ 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: $1,290 · $107/mo
• Projected year-2 tax: $1,290 · $107/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 5/10 Major 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,581
• − Mortgage interest: −$5,876
• − Property taxes: −$1,290
• − Insurance: −$524
• − Repairs & maintenance: −$1,326
• − Management: −$1,326
• − Depreciation: −$3,052
• Taxable income: $3,186
• Est. tax owed @ 24.0%: −$765
• After-tax cash flow: $3,919/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: Kanawha County Schools
• NCES district ID: 5400600
• Math proficiency: 29% ▼ -13.00%
• Reading proficiency: 40% ▼ -7.00%
• Median HH income: $44,329
• Composite: 29.35/100
• National rank: #6540
• State rank: #17 of 55 in WV

Livability — Nitro

• Score: 67/100
• State rank: #97
• US rank: #10940

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nitro, WV
• Population (ZIP): 9,185

Population outlook (Kanawha County) Hauer SSP2

• Today (2025): 178,946 people
• By 2030: 172,906 · -3.4%
• By 2040: 159,874 · -10.7%
• By 2050: 148,148 · -17.2%
• By 2075: 123,257 · -31.1%
• By 2100: 96,454 · -46.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 8% Hispanic / Latino 1% Black 1%
• Common ancestry: Italian 3% Serbian 2% Slovak 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · Kanawha

• 2024 margin: R (+17.4) · D 40.2% · R 57.6% · Other 2.2%
• 2008→2024 swing: -17.0pp toward R · 2008: -0.4pp · 2024: -17.4pp
• All cycles: 2024: R+17.4 2020: R+14.7 2016: R+20.6 2012: R+11.9 2008: R+0.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.75%
• Current HPI: 205.6038
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+135.1% since first listed

12 events — show timeline

• 2026-05-11 Price Changed $119,900 KVBOR
• 2026-04-21 Price Changed $134,900 KVBOR
• 2026-04-20 Relisted — KVBOR
• 2026-04-08 Pending — KVBOR
• 2026-03-16 Price Changed $153,000 KVBOR
• 2026-02-13 Price Changed $164,900 KVBOR
• 2026-01-30 Price Changed $182,500 KVBOR
• 2025-12-30 Listed $202,500 KVBOR
• 2022-09-22 Sold (Public Records) $170,000 Public Records
• 2022-09-16 Sold (MLS) $170,000 KVBOR
• 2022-08-10 Listed $169,900 KVBOR
• 1996-07-05 Sold (Public Records) $51,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $1,290 · -0.1% YoY. Source: county tax records.