133 W 1st St · Ceredo, WV 25507

$78,000

2 bd · 1.0 ba · 1,496 sqft · SingleFamily public records · 7 Days on market

Built 1884 4,792 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 +8.7/10.0
• ARV discount +7.5/15.0
• Appreciation +7.2/10.0
• Livability +4.0/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

There is something special about a home that still holds its character. From the moment you step inside, the details stand out hardwood floors and custom built-ins that anchors the main living space. These are the kinds of features that reflect a level of craftsmanship not often found today. The main living area offers generous space and flexibility, providing multiple options for layout and use. Just beyond, the kitchen presents a functional footprint with room for updates, allowing the next owner to bring their own design and improvements over time. Upstairs, you'll find well-sized rooms and a full bath, offering practical separation of space and a layout suited for a variety of needs. Na

Key facts

• Main living area
• Well-sized rooms
• Natural light

Tags

• HARDWOOD FLOORS
• CUSTOM BUILT-INS
• MAIN LIVING AREA
• WELL-SIZED ROOMS
• FULL BATH
• NATURAL LIGHT

Property features AI

Exterior

• Parking: Detached off-street garage with 2 spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; 2 stories
• Construction: Vinyl siding; Shingle roof
• Exterior features: Level lot

Interior

• Flooring: Laminate; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Laminate and carpet flooring; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $317 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).

Location & tenants

• Location reads 79/100 on livability (#18 in WV, #2,195 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, employment F.
• Wayne County Schools (rural): math 25% / reading 38% proficiency, ranked #25 of 55 in WV (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 2 active listings in the ZIP; 67 units permitted in Wayne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($539 loan paydown + $3k appreciation (4.5% local appreciation)).
• Wayne County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.5% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $55k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1884 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,000

Questions for the listing agent

1. Built in 1884 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.37% ✓
• Cap rate: 11.16%
• Cash-on-cash: 17.40%
• DSCR: 1.77
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $192,984
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
138 2nd Street St W	0.03mi	3/2.0 (+1)	1,512 (+1%)	24mo	$160,000	$106	68
135 Park Ter	0.26mi	2/2.0	1,457 (-3%)	19mo	$195,000	$134	63
772 1st Street West	0.44mi	2/1.0	1,389 (-7%)	9mo	$84,900	$61	60
304 High Street West St	0.45mi	3/1.0 (+1)	1,300 (-13%)	8mo	$170,000	$131	46
148 B St	0.21mi	3/2.0 (+1)	1,664 (+11%)	24mo	$215,000	$129	42

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

Projected returns pro-forma

4.48% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.9%
• Equity multiple: 2.64×
• Total profit: $35,844
• Equity at exit: $41,742

10-year hold

• IRR: 26.3%
• Equity multiple: 5.22×
• Total profit: $92,116
• Equity at exit: $70,084

Cash invested: $21,840 (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 25507

• Home prices YoY: 3.5%
• Active inventory: 2
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,071 medium
• Mortgage (P&I): −$409
• Tax from tax record: −$88 /mo · $1,050/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $317

Break-even live

Break-even rent $670

Max offer price $78,000

Occupancy floor 65%

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-11
   status Pending
2. 2026-05-07
   status Active
3. 2026-04-27
   status Pending
4. 2026-04-23
   listed $78,000 Active
5. 2018-04-05
   soldstatus $55,000
6. 2014-01-13
   soldstatus $55,000

ⓘ 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: $1,050 · $88/mo
• Projected year-2 tax: $1,050 · $88/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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $12,847
• − Mortgage interest: −$4,369
• − Property taxes: −$1,050
• − Insurance: −$390
• − Repairs & maintenance: −$1,028
• − Management: −$1,028
• − Depreciation: −$2,269
• Taxable income: $2,712
• Est. tax owed @ 24.0%: −$651
• After-tax cash flow: $3,149/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: Wayne County Schools
• NCES district ID: 5401500
• Math proficiency: 25% ▼ -15.00%
• Reading proficiency: 38% ▼ -10.00%
• Median HH income: $36,283
• Composite: 26.08/100
• National rank: #7297
• State rank: #25 of 55 in WV

Livability — Ceredo

• Score: 79/100
• State rank: #18
• US rank: #2195

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ceredo, WV
• City population: 1,180
• Population (ZIP): 1,180

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 38,267 people
• By 2030: 36,578 · -4.4%
• By 2040: 33,034 · -13.7%
• By 2050: 29,671 · -22.5%
• By 2075: 22,901 · -40.2%
• By 2100: 17,421 · -54.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 11%
• Common ancestry: Slovak 3% Lithuanian 1%
• Languages at home: 94% English-only · Korean 5% Spanish 2%

Political lean MEDSL · Wayne

• 2024 margin: Solid R (+53.4) · D 22.4% · R 75.8% · Other 1.8%
• 2008→2024 swing: -35.1pp toward R · 2008: -18.2pp · 2024: -53.4pp
• All cycles: 2024: R+53.4 2020: R+50.1 2016: R+51.3 2012: R+27.0 2008: R+18.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.48%
• Current HPI: 131.4003
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+41.8% since first listed

6 events — show timeline

• 2026-05-11 Pending — HBRMLS
• 2026-05-07 Relisted — HBRMLS
• 2026-04-27 Pending — HBRMLS
• 2026-04-23 Listed $78,000 HBRMLS
• 2018-04-05 Sold (Public Records) $55,000 Public Records
• 2014-01-13 Sold (Public Records) $55,000 Public Records

Property tax history

+8.8%/yr

Latest (2025): $1,050 · +6.9% YoY. Source: county tax records.