127 Bailes Dr · Nitro, WV 25143

$64,000

2 bd · 1.0 ba · 769 sqft · SingleFamily public records · 56 Days on market

Built 1940 5,227 sqft lot ↓ 37% since listing

---

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 +29.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This house has great potential, Perfect for investors, and flippers. Call listing agent for more information.

Key facts

• 5,227 sq ft lot
• Built 1940
• Listed 55 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence; One story
• Construction: Block construction; Composition/shingle roof
• Exterior features: Front porch

Interior

• Bedrooms: Total of 8 rooms (bedrooms included in room count)
• Flooring: Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Has heating (type: other); Has cooling (type: other)
• Interior features: Hardwood floors; Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $64k.

Deal economics

• At list price, monthly cash flow is $219 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($849 rent vs $64k).
• Recommended offer: $62k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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.
• Putnam County Schools (suburban): math 40% / reading 50% proficiency, ranked #2 of 55 in WV (top 4%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Rock Branch Elementary (math 62% / reading 57%, grade B-, #15 of 377 statewide, top 5%, 214 students, 0% FRL); Poca Middle School (math 25% / reading 39%, grade F, #46 of 109 statewide, top 46%, 309 students, 0% FRL) — zoned schools average 0% FRL vs 33% district-wide (33 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 39 active listings in the ZIP; 111 units permitted in Putnam County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $442 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $11k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $62,080 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.33% ✓
• Cap rate: 10.40%
• Cash-on-cash: 14.68%
• DSCR: 1.65
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 5.2%
• Equity multiple: 1.20×
• Total profit: $3,611
• Equity at exit: $9,543

10-year hold

• IRR: 14.6%
• Equity multiple: 2.18×
• Total profit: $21,198
• Equity at exit: $5,534

Cash invested: $17,920 (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: $849 medium
• Mortgage (P&I): −$336
• Tax from tax record: −$89 /mo · $1,068/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $219

Break-even live

Break-even rent $571

Max offer price $64,000

Occupancy floor 69%

Sensitivity live

Price	-10% $255	-5% $237	+0% $219	+5% $201	+10% $183
Rent	-10% $152	-5% $186	+0% $219	+5% $253	+10% $286
Rate	-1.0pp $251	-0.5pp $236	base $219	+0.5pp $203	+1.0pp $186

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: $16,000
• Closing costs: $1,920
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $64,000 Active 56 DOM
2. 2026-06-18
   days on market $64,000 Active 55 DOM
3. 2026-06-17
   days on market $64,000 Active 54 DOM
4. 2026-06-16
   days on market $64,000 Active 53 DOM
5. 2026-06-15
   days on market $64,000 Active 52 DOM
6. 2026-06-14
   days on market $64,000 Active 50 DOM
7. 2026-06-12
   days on market $64,000 Active 49 DOM
8. 2026-06-09
   days on market $64,000 Active 46 DOM
9. 2026-06-08
   days on market $64,000 Active 45 DOM
10. 2026-06-07
    days on market $64,000 Active 44 DOM
11. 2026-06-03
    days on market $64,000 Active 40 DOM
12. 2026-06-02
    days on market $64,000 Active 39 DOM
13. 2026-06-01
    days on market $64,000 Active 38 DOM
14. 2026-05-31
    days on market $64,000 Active 37 DOM
15. 2026-05-30
    days on market $64,000 Active 36 DOM
16. 2026-04-24
    listed $75,000 Active
17. 2014-08-07
    listed $119,999

ⓘ 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: $1,068 · $89/mo
• Projected year-2 tax: $1,068 · $89/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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 19 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: $10,185
• − Mortgage interest: −$3,585
• − Property taxes: −$1,068
• − Insurance: −$320
• − Repairs & maintenance: −$815
• − Management: −$815
• − Depreciation: −$1,862
• Taxable income: $1,721
• Est. tax owed @ 24.0%: −$413
• After-tax cash flow: $2,218/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: Putnam County Schools
• NCES district ID: 5401200
• Math proficiency: 40% ▼ -13.00%
• Reading proficiency: 50% ▼ -6.00%
• Median HH income: $54,783
• Composite: 39.06/100
• National rank: #4060
• State rank: #2 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 (Putnam County) Hauer SSP2

• Today (2025): 58,915 people
• By 2030: 59,400 · +0.8%
• By 2040: 59,444 · +0.9%
• By 2050: 58,510 · -0.7%
• By 2075: 54,603 · -7.3%
• By 2100: 46,202 · -21.6%

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 · Putnam

• 2024 margin: Solid R (+46.3) · D 25.9% · R 72.2% · Other 1.9%
• 2008→2024 swing: -22.8pp toward R · 2008: -23.5pp · 2024: -46.3pp
• All cycles: 2024: R+46.3 2020: R+42.6 2016: R+47.8 2012: R+37.1 2008: R+23.5

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

-37.5% since first listed

2 events — show timeline

• 2026-04-24 Listed $75,000 KVBOR
• 2014-08-07 Listed $119,999 KVBOR

Property tax history

+2.4%/yr

Latest (2025): $1,068 · +18.9% YoY. Source: county tax records.