105 Denny St · Oceana, WV 24870

$55,000

3 bd · 1.5 ba · 1,577 sqft · SingleFamily · 77 Days on market

Built 1975 Fair condition 10,018 sqft lot ↓ 39% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Condition / age +2.2/5.0

Listing remarks

This one-level home offers a great opportunity for a first-time buyer or investor looking to add value. With a solid structure and a functional layout, it just needs a little TLC to really shine. Inside, you'll find wide hallways and an open living room, dining room, and kitchen area that creates an easy, comfortable flow. The kitchen features both a bar and an eat-in space, giving you plenty of room for everyday living or entertaining. The home includes washer and dryer hookups, all conveniently located on one level. A built-in back porch offers additional space and is ready to be finished to suit your needs. Even better—this property comes with a washer, dryer, stove, kitchen table,

Key facts

• Move-in ready
• Open living room
• Wide hallways

Tags

• WIDE HALLWAYS
• OPEN LIVING ROOM
• KITCHEN FEATURES
• BUILT-IN BACK PORCH
• WASHER AND DRYER HOOKUPS
• MOVE-IN READY

Property features AI

Exterior

• Parking: 1 total parking space; 1 covered space; Carport (1 car); Asphalt driveway
• Utilities: Public water; Public sewer
• Home design: Residential property; Wood siding construction
• Construction: Wood siding; Asphalt roof
• Exterior features: Covered patio/porch; Rolling lot with rolling slope; Has a view

Interior

• Kitchen: Cooktop
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Kitchen island; Accessible entrance and hallways; Crawl space basement
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $55k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $524 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $52k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#154 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: health & safety C-, employment D, amenities F.
• Wyoming County Schools (rural): math 20% / reading 38% proficiency, ranked #37 of 55 in WV (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Pineville Elementary School (math 32% / reading 37%, grade F, #148 of 377 statewide, top 49%, 320 students, 0% FRL); Oceana Middle School (math 10% / reading 32%, grade F, #100 of 109 statewide, top 93%, 229 students, 0% FRL); Wyoming County East High School (math 17% / reading 37%, grade F, #79 of 110 statewide, top 78%, 473 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: 5 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($380 loan paydown + $2k appreciation (3.6% local appreciation)).
• Wyoming County population projected at -34% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.6% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($52k) is reasonable based on typical stale-listing flexibility.

Recommended offer $51,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.08% ✓
• Cap rate: 17.72%
• Cash-on-cash: 40.81%
• DSCR: 2.82
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $124,583
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
80 Shadybrook Rd	0.60mi	3/2.0	1,352 (-14%)	9mo	$106,700	$79	39

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

Projected returns pro-forma

3.65% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 47.2%
• Equity multiple: 3.72×
• Total profit: $41,918
• Equity at exit: $26,774

10-year hold

• IRR: 46.3%
• Equity multiple: 7.51×
• Total profit: $100,198
• Equity at exit: $42,928

Cash invested: $15,400 (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 24870

• Home prices YoY: 3.0%
• Active inventory: 5
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,144 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $524

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 49%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $55,000 Active 77 DOM
2. 2026-06-17
   days on market $55,000 Active 76 DOM
3. 2026-06-16
   days on market $55,000 Active 75 DOM
4. 2026-06-15
   days on market $55,000 Active 74 DOM
5. 2026-06-15
   days on market $55,000 Active 73 DOM
6. 2026-06-13
   days on market $55,000 Active 72 DOM
7. 2026-06-12
   days on market $55,000 Active 71 DOM
8. 2026-06-09
   days on market $55,000 Active 68 DOM
9. 2026-06-08
   days on market $55,000 Active 67 DOM
10. 2026-06-08
    days on market $55,000 Active 66 DOM
11. 2026-06-07
    days on market $55,000 Active 65 DOM
12. 2026-06-04
    days on market $55,000 Active 63 DOM
13. 2026-06-03
    days on market $55,000 Active 62 DOM
14. 2026-06-02
    days on market $55,000 Active 61 DOM
15. 2026-06-01
    days on market $55,000 Active 60 DOM
16. 2026-05-31
    days on market $55,000 Active 59 DOM
17. 2026-05-20
    price $55,000
18. 2026-05-01
    price $82,500
19. 2026-04-01
    listed $90,000 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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 8 d/yr ≥94°F today · 23 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: $13,728
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,098
• − Management: −$1,098
• − Depreciation: −$1,600
• Taxable income: $5,751
• Est. tax owed @ 24.0%: −$1,380
• After-tax cash flow: $4,904/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 · 6 photos

Fair 45/100 Moderate rehab

This one-level home has a solid structure but needs some exterior repairs and landscaping to improve its curb appeal and value.

Repairs flagged

• Minor Landscaping — Overgrown grass and weeds
• Minor Foundation — Some cracks visible

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Landscaping — Improves curb appeal and value
• Both HVAC maintenance — Ensures comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · Overgrown grass and weeds	Minor	$500–3,000
Foundation · Some cracks visible	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Landscaping — Improves curb appeal and value ↑
• Both HVAC maintenance — Ensures comfort and energy efficiency ↑

ⓘ 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: Wyoming County Schools
• NCES district ID: 5401650
• Math proficiency: 20% ▼ -11.00%
• Reading proficiency: 38% ▼ -8.00%
• Median HH income: $35,763
• Composite: 23.94/100
• National rank: #7783
• State rank: #37 of 55 in WV

Livability — Oceana

• Score: 64/100
• State rank: #154
• US rank: #14869

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oceana, WV
• Population (ZIP): 1,652

Population outlook (Wyoming County) Hauer SSP2

• Today (2025): 19,301 people
• By 2030: 17,775 · -7.9%
• By 2040: 14,923 · -22.7%
• By 2050: 12,703 · -34.2%
• By 2075: 8,812 · -54.3%
• By 2100: 6,146 · -68.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Portuguese 11% Italian 7% Romanian 1%
• Languages at home: 96% English-only · German/W. Germanic 4%

Political lean MEDSL · Wyoming

• 2024 margin: Solid R (+73.0) · D 12.9% · R 86.0% · Other 1.1%
• 2008→2024 swing: -48.0pp toward R · 2008: -25.1pp · 2024: -73.0pp
• All cycles: 2024: R+73.0 2020: R+72.1 2016: R+70.0 2012: R+55.7 2008: R+25.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.65%
• Current HPI: 124.3099
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-38.9% since first listed

3 events — show timeline

• 2026-05-20 Price Changed $55,000 BBOR
• 2026-05-01 Price Changed $82,500 BBOR
• 2026-04-01 Listed $90,000 BBOR