2275 N Claylick Rd · Ravenswood, WV 26164

$55,000

3 bd · 1.0 ba · 1,076 sqft · SingleFamily public records · 37 Days on market

Built 1982

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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 +5.6/10.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Country setting and quiet. Sits on one acre of property. Has not been lived in recently. Needs TLC. Electric, cistern and septic, forced air. This is a livable home. Would be perfect for someone to fix up while living there.

Key facts

• One acre of property
• Built 1982
• Listed 37 days

Tags

• ONE ACRE OF PROPERTY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $457 ($5k/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: $53k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#137 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: health & safety D, amenities F, commute F.
• Jackson County Schools (town): math 38% / reading 45% proficiency, ranked #4 of 55 in WV (top 7%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 34 active listings in the ZIP; 1 units permitted in Jackson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $998 of equity ($380 loan paydown + $618 appreciation (1.1% local appreciation)).
• Jackson County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.1% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Recommended offer $53,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.96% ✓
• Cap rate: 16.26%
• Cash-on-cash: 35.60%
• DSCR: 2.58
• GRM: 4.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.12% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.3%
• Equity multiple: 2.98×
• Total profit: $30,488
• Equity at exit: $19,133

10-year hold

• IRR: 40.2%
• Equity multiple: 5.86×
• Total profit: $74,861
• Equity at exit: $25,704

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 26164

• Home prices YoY: 0.6%
• Active inventory: 34
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,076 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$82 /mo · $981/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $457

Break-even live

Break-even rent $498

Max offer price $55,000

Occupancy floor 53%

Sensitivity live

Price	-10% $488	-5% $472	+0% $457	+5% $441	+10% $426
Rent	-10% $372	-5% $414	+0% $457	+5% $499	+10% $542
Rate	-1.0pp $485	-0.5pp $471	base $457	+0.5pp $443	+1.0pp $428

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 17 events

1. 2026-06-18
   days on market $55,000 Active 37 DOM
2. 2026-06-17
   days on market $55,000 Active 36 DOM
3. 2026-06-16
   days on market $55,000 Active 35 DOM
4. 2026-06-15
   days on market $55,000 Active 34 DOM
5. 2026-06-15
   days on market $55,000 Active 33 DOM
6. 2026-06-13
   days on market $55,000 Active 32 DOM
7. 2026-06-12
   days on market $55,000 Active 31 DOM
8. 2026-06-09
   days on market $55,000 Active 28 DOM
9. 2026-06-08
   days on market $55,000 Active 27 DOM
10. 2026-06-08
    days on market $55,000 Active 26 DOM
11. 2026-06-07
    days on market $55,000 Active 25 DOM
12. 2026-06-04
    days on market $55,000 Active 23 DOM
13. 2026-06-03
    days on market $55,000 Active 22 DOM
14. 2026-06-02
    days on market $55,000 Active 21 DOM
15. 2026-06-01
    days on market $55,000 Active 20 DOM
16. 2026-05-31
    days on market $55,000 Active 19 DOM
17. 2026-05-12
    listed $55,000 Active

ⓘ 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: $981 · $82/mo
• Projected year-2 tax: $981 · $82/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 18 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: $12,911
• − Mortgage interest: −$3,081
• − Property taxes: −$981
• − Insurance: −$275
• − Repairs & maintenance: −$1,033
• − Management: −$1,033
• − Depreciation: −$1,600
• Taxable income: $4,909
• Est. tax owed @ 24.0%: −$1,178
• After-tax cash flow: $4,305/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: Jackson County Schools
• NCES district ID: 5400540
• Math proficiency: 38% ▼ -6.00%
• Reading proficiency: 45% ▼ -6.00%
• Median HH income: $41,632
• Composite: 34.92/100
• National rank: #5070
• State rank: #4 of 55 in WV

Livability — Ravenswood

• Score: 64/100
• State rank: #137
• US rank: #13910

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,342

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 28,752 people
• By 2030: 28,271 · -1.7%
• By 2040: 26,970 · -6.2%
• By 2050: 25,248 · -12.2%
• By 2075: 20,926 · -27.2%
• By 2100: 15,573 · -45.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Slovak 2% Lithuanian 1% Iranian 1%
• Foreign-born: 2%
• Languages at home: 98% English-only · Spanish 1% Tagalog/Filipino 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+56.2) · D 21.1% · R 77.3% · Other 1.7%
• 2008→2024 swing: -37.5pp toward R · 2008: -18.7pp · 2024: -56.2pp
• All cycles: 2024: R+56.2 2020: R+51.0 2016: R+52.1 2012: R+30.9 2008: R+18.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.12%
• Current HPI: 184.9166
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-12 Listed $55,000 FSBO.com

Property tax history

+8.1%/yr

Latest (2025): $981 · +0.8% YoY. Source: county tax records.