105 Denny St

Oceana, WV 24870

$55,000B

3 bd · 1.5 ba · 1,577 sqft · Built 1975 · SingleFamily · Active · 79 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,144/mo
• Mortgage (P&I): −$288
• Tax + insurance: −$92
• HOA: −$0
• Vac / Maint / Mgmt: −$240
• Net cashflow: $524/mo
• Annual: $6,284/yr
• Cap rate: 17.72%
• Cash-on-cash: 40.81%
• DSCR: 2.82
• 1% rule: 2.08%
• Cash to close: $15,400

Investor read

• This is a 3-bed/1.5-bath single-family listed at $55k. Condition is rated fair.
• 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).
• It's been on market 79 days — a 6% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $52k (6.0% below list) — sets the bar for market timing.
• In year one you build about $2k of equity ($380 loan paydown + $2k appreciation (3.6% local appreciation)).
• 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.
• 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.

Questions for listing agent

• It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.

Repairs flagged (vision-AI assessment)

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