34 34th St · Kopperston, WV 25140

$35,000

2 bd · 1.0 ba · 1,120 sqft · SingleFamily · 49 Days on market

Built 1950 Fair condition 4,792 sqft lot ↓ 12% 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
• Appreciation +9.4/10.0
• ARV discount +7.5/15.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Condition / age +2.2/5.0

Listing remarks MLS

Looking for an investment or a project with potential This 2 bed, 1 bath home features 1,120 sq ft with some updates already completed including new flooring, bay window, and walk-in shower. Needs a little TLC but has great potential. Being sold as-is

Key facts

• 4,792 sq ft lot
• Garage
• Built 1950

Property features AI

Exterior

• Parking: Detached garage
• Utilities: Public water; Public sewer; Cable available
• Home design: Ranch style; Single-story
• Construction: Aluminum siding
• Exterior features: Deck; Porch; Lot approximately 0.11 acres

Interior

• Kitchen: Electric range; Dishwasher; Garbage disposal
• Bedrooms: 6 total rooms (includes bedrooms and other living spaces)
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating with forced air; Heat pump
• Interior features: Dishwasher; Electric range; Disposal; Vinyl flooring; No basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $35k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $467 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($981 rent vs $35k).
• Recommended offer: $34k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#258 in WV) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B+; Watch: employment D+, amenities F, commute 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); Westside High School (math 8% / reading 32%, grade F, #101 of 110 statewide, top 94%, 585 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 $3k of equity ($242 loan paydown + $3k appreciation (8.8% 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 (8.8% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $33,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 2.80% ✓
• Cap rate: 24.57%
• Cash-on-cash: 65.28%
• DSCR: 3.90
• GRM: 3.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.82% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 68.5%
• Equity multiple: 5.70×
• Total profit: $46,066
• Equity at exit: $28,580

10-year hold

• IRR: 63.2%
• Equity multiple: 12.41×
• Total profit: $111,862
• Equity at exit: $58,741

Cash invested: $9,800 (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 25140

• Home prices YoY: 4.7%
• Active inventory: 5
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $981 medium
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $467

Break-even live

Break-even rent $390

Max offer price $35,000

Occupancy floor 47%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $35,000 Active 49 DOM
2. 2026-06-17
   days on market $35,000 Active 48 DOM
3. 2026-06-16
   days on market $35,000 Active 47 DOM
4. 2026-06-15
   days on market $35,000 Active 46 DOM
5. 2026-06-15
   days on market $35,000 Active 45 DOM
6. 2026-06-13
   days on market $35,000 Active 44 DOM
7. 2026-06-12
   days on market $35,000 Active 43 DOM
8. 2026-06-09
   days on market $35,000 Active 40 DOM
9. 2026-06-08
   days on market $35,000 Active 39 DOM
10. 2026-06-08
    days on market $35,000 Active 38 DOM
11. 2026-06-07
    days on market $35,000 Active 37 DOM
12. 2026-06-04
    days on market $35,000 Active 35 DOM
13. 2026-06-03
    days on market $35,000 Active 34 DOM
14. 2026-06-02
    days on market $35,000 Active 33 DOM
15. 2026-06-01
    days on market $35,000 Active 32 DOM
16. 2026-05-31
    days on market $35,000 Active 31 DOM
17. 2026-05-20
    price $35,000 251-char remark

    Show marketing remark (251 chars)

    Looking for an investment or a project with potential This 2 bed, 1 bath home features 1,120 sq ft with some updates already completed including new flooring, bay window, and walk-in shower. Needs a little TLC but has great potential. Being sold as-is

18. 2026-05-20
    price $35,000

    Show marketing remark (251 chars)

    Looking for an investment or a project with potential This 2 bed, 1 bath home features 1,120 sq ft with some updates already completed including new flooring, bay window, and walk-in shower. Needs a little TLC but has great potential. Being sold as-is

19. 2026-04-30
    listed $40,000 Active 251-char remark

    Show marketing remark (251 chars)

    Looking for an investment or a project with potential This 2 bed, 1 bath home features 1,120 sq ft with some updates already completed including new flooring, bay window, and walk-in shower. Needs a little TLC but has great potential. Being sold as-is

20. 2026-04-30
    listed $40,000 Active

    Show marketing remark (251 chars)

    Looking for an investment or a project with potential This 2 bed, 1 bath home features 1,120 sq ft with some updates already completed including new flooring, bay window, and walk-in shower. Needs a little TLC but has great potential. Being sold as-is

ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 8 d/yr ≥93°F today · 24 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% 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: $11,772
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$972
• − Repairs & maintenance: −$942
• − Management: −$942
• − Depreciation: −$1,018
• Taxable income: $5,412
• Est. tax owed @ 24.0%: −$1,299
• After-tax cash flow: $4,301/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 · 11 photos

Fair 45/100 Moderate rehab

This 3-bedroom, 1-bath home requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the roof, exterior paint, and kitchen and bathroom updates.

Repairs flagged

• Major roof shingles — visible wear
• Major exterior paint — moderate wear
• Minor kitchen cabinets — dated design
• Minor bathroom fixtures — dated design
• Minor landscaping — some debris

Value-add opportunities

• Resale update kitchen cabinets — modernizing the kitchen
• Resale update bathroom fixtures — modernizing the bathroom
• Both paint exterior — enhances curb appeal and value
• Both replace roof shingles — improves structural integrity and appearance
• Both clear landscaping — enhances curb appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof shingles · visible wear	Major	$15,000–50,000
exterior paint · moderate wear	Major	$15,000–50,000
kitchen cabinets · dated design	Minor	$500–3,000
bathroom fixtures · dated design	Minor	$500–3,000
landscaping · some debris	Minor	$500–3,000
Total estimated repair cost · 5 items		$31,500–109,000

Value-add ROI direction

• Resale update kitchen cabinets — modernizing the kitchen ↑
• Resale update bathroom fixtures — modernizing the bathroom ↑
• Both paint exterior — enhances curb appeal and value ↑
• Both replace roof shingles — improves structural integrity and appearance ↑
• Both clear landscaping — enhances curb appeal and value ↑

ⓘ 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 — Kopperston

• Score: 57/100
• State rank: #258
• US rank: #22234

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kopperston, WV
• City population: 717
• Population (ZIP): 1,295

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 (99%)
• Race & ethnicity: White 99%
• Common ancestry: Romanian 1%

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: ▲ 8.82%
• Current HPI: 197.8715
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-12.5% since first listed

4 events — show timeline

• 2026-05-20 Price Changed $35,000 HBRMLS
• 2026-05-20 Price Changed $35,000 KVBOR
• 2026-04-30 Listed $40,000 KVBOR
• 2026-04-30 Listed $40,000 HBRMLS