1136 Clay Highway Hwy · Clay, WV 25043

$95,000

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 24 Days on market

Built 1941 7.01 ac lot

---

Why this score? — see what drove the D 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 +14.0/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• DSCR +4.3/10.0
• 1% rule +3.9/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

Well-kept ranch home situated on 7.7 acres directly across from Clay County High School. This property features 3 bedrooms and 1 full bath with both a walk-in shower and soaking tub. Enjoy peace of mind with a complete home generator. For the business-minded buyer, this property offers excellent potential as an Airbnb or short-term rental, conveniently located near Rail Explorers and the Elk River Trail, making it an ideal destination for visitors and outdoor enthusiasts alike. Most Furniture included

Key facts

• Near rail explorers
• Elk river trail
• Airbnb potential

Tags

• 7.7 ACRES
• COMPLETE HOME GENERATOR
• AIRBNB POTENTIAL
• NEAR RAIL EXPLORERS
• ELK RIVER TRAIL

Property features AI

Exterior

• Security: Smoke detectors
• Utilities: Public water; Septic sewer
• Home design: Single-family residence; Single-story
• Construction: Plaster and vinyl siding exterior; Metal roof
• Exterior features: Deck; 7.01 acre lot

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Refrigerator
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating; Heat pump cooling
• Interior features: Insulated windows; 6 total rooms; No basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $13 ($156/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $85k (10.8% below list).
• Recommended offer: $85k (10.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#267 in WV) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime D+, amenities F, commute F.
• Clay County Schools (rural): math 21% / reading 36% proficiency, ranked #41 of 55 in WV (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Clay Elementary School (math 22% / reading 37%, grade F, #225 of 377 statewide, top 68%, 314 students, 0% FRL); Clay Middle School (math 21% / reading 36%, grade F, #63 of 109 statewide, top 59%, 413 students, 0% FRL); Clay County High School (math 12% / reading 37%, grade F, #91 of 110 statewide, top 85%, 533 students, 0% FRL) — zoned schools average 0% FRL vs 57% district-wide (57 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 7 active listings in the ZIP; 11 units permitted in Clay County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $747 of equity ($657 loan paydown + $90 appreciation (0.1% local appreciation)).
• Clay County population projected at -39% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $95k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,745 (10.8% below list)

Questions for the listing agent

1. Built in 1941 — 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.89% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.58%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.09% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.2%
• Equity multiple: 0.94×
• Total profit: $-1,518
• Equity at exit: $28,035

10-year hold

• IRR: 4.4%
• Equity multiple: 1.48×
• Total profit: $12,736
• Equity at exit: $34,060

Cash invested: $26,600 (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 25043

• Home prices YoY: 0.1%
• Active inventory: 7
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $847 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $13

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 93%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-07
   status $95,000 Pending 24 DOM
2. 2026-06-04
   days on market $95,000 Active 24 DOM
3. 2026-06-03
   days on market $95,000 Active 23 DOM
4. 2026-06-02
   days on market $95,000 Active 22 DOM
5. 2026-06-01
   days on market $95,000 Active 21 DOM
6. 2026-05-31
   days on market $95,000 Active 20 DOM
7. 2026-05-11
   listed $95,000 Active
8. 2009-09-22
   soldstatus $60,000

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 21 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: $10,169
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$814
• − Management: −$814
• − Depreciation: −$2,764
• Taxable loss: −$1,443
• Est. tax savings @ 24.0%: +$346
• After-tax cash flow: $502/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: Clay County Schools
• NCES district ID: 5400240
• Math proficiency: 21% ▼ -14.00%
• Reading proficiency: 36% ▼ -10.00%
• Median HH income: $32,831
• Composite: 23.26/100
• National rank: #7932
• State rank: #41 of 55 in WV

Livability — Clay

• Score: 56/100
• State rank: #267
• US rank: #22600

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,446

Population outlook (Clay County) Hauer SSP2

• Today (2025): 7,860 people
• By 2030: 7,227 · -8.1%
• By 2040: 5,947 · -24.3%
• By 2050: 4,802 · -38.9%
• By 2075: 2,942 · -62.6%
• By 2100: 1,930 · -75.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Iranian 2% Serbian 2%
• Foreign-born: 0%

Political lean MEDSL · Clay

• 2024 margin: Solid R (+62.2) · D 17.9% · R 80.2% · Other 1.9%
• 2008→2024 swing: -52.0pp toward R · 2008: -10.2pp · 2024: -62.2pp
• All cycles: 2024: R+62.2 2020: R+60.6 2016: R+58.2 2012: R+34.6 2008: R+10.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.09%
• Current HPI: 136.9922
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+58.3% since first listed

2 events — show timeline

• 2026-05-11 Listed $95,000 KVBOR
• 2009-09-22 Sold (Public Records) $60,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $184 · +7.7% YoY. Source: county tax records.