636 Douglas Ave · Ravenswood, WV 26164

$120,000

3 bd · 1.0 ba · 1,268 sqft · SingleFamily public records

Built 1963 7,405 sqft lot Est $152k · 21% under

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Why this score? — see what drove the C+ 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 +19.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• Appreciation +5.6/10.0
• 1% rule +4.8/10.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Low-maintenance vinyl siding Ranch with 3 bedrooms, 1 bath, nice size family room with fireplace opens onto the covered back porch is great to relax and watch the kids play in the spacious fenced back yard! The heart of this home is the kitchen/dining where everyone gathers! Appliances included with this home too! Carrier Forced Air Gas Heat & Central A/C! Yard barn for lawn mower and tools!

Key facts

• 7,405 sq ft lot
• Garage
• Built 1963

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $144 ($2k/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 $117k (2.1% below list).
• Recommended offer: $117k (2.1% below list) — sets the bar for 1% rule.

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.
• Zoned schools: Henry J Kaiser Elementary School (278 students, 0% FRL); Ravenswood Middle School (math 38% / reading 43%, grade F, #16 of 109 statewide, top 16%, 321 students, 0% FRL); Ravenswood High School (math 12% / reading 47%, grade F, #69 of 110 statewide, top 71%, 429 students, 0% FRL) — zoned schools average 0% FRL vs 41% district-wide (41 pts lower); this property's tenant base skews higher-income than the district average.
• 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 $2k of equity ($830 loan paydown + $1k 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 $34k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,477 (2.1% below list)

Questions for the listing agent

1. Built in 1963 — 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. 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: 0.98% ✗
• Cap rate: 7.74%
• Cash-on-cash: 5.16%
• DSCR: 1.23
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $152,160
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
622 Long Ave	0.13mi	3/1.0	1,094 (-14%)	3mo	$129,000	$118	69
637 Douglas Ave	0.03mi	3/2.0	1,163 (-8%)	15mo	$205,000	$176	69
307 Brown St	0.32mi	3/1.0	1,240 (-2%)	16mo	$147,500	$119	68
409 Wood St	0.33mi	3/1.0	1,142 (-10%)	1mo	$182,500	$160	67
1108 Henrietta St	0.36mi	3/1.5	1,320 (+4%)	13mo	$164,000	$124	64
423 Harpold Ave	0.15mi	3/1.5	1,406 (+11%)	21mo	$179,500	$128	55
1117 Race St	0.53mi	3/2.0	1,328 (+5%)	13mo	$160,000	$120	53
710 Cherry St	0.65mi	3/1.5	1,258 (-1%)	20mo	$135,000	$107	50
712 Cherry St	0.65mi	3/2.0	1,326 (+5%)	15mo	$135,000	$102	46
706 S Ritchie Ave	0.54mi	3/1.5	1,440 (+14%)	12mo	$88,000	$61	40

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

Projected returns pro-forma

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

5-year hold

• IRR: 7.1%
• Equity multiple: 1.36×
• Total profit: $12,158
• Equity at exit: $41,744

10-year hold

• IRR: 11.1%
• Equity multiple: 2.36×
• Total profit: $45,823
• Equity at exit: $56,081

Cash invested: $33,600 (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 26164

• Home prices YoY: 0.6%
• Active inventory: 34
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,175 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$104 /mo · $1,253/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $144

Break-even live

Break-even rent $992

Max offer price $120,000

Occupancy floor 83%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-03-25
   historical
2. 2026-03-24
   listed $120,000

ⓘ 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: $1,253 · $104/mo
• Projected year-2 tax: $1,253 · $104/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 19 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: $14,097
• − Mortgage interest: −$6,722
• − Property taxes: −$1,253
• − Insurance: −$600
• − Repairs & maintenance: −$1,128
• − Management: −$1,128
• − Depreciation: −$3,491
• Taxable loss: −$224
• Est. tax savings @ 24.0%: +$54
• After-tax cash flow: $1,786/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

• Census place: Ravenswood, WV
• 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

2 events — show timeline

• 2026-03-25 Delisted — KVBOR
• 2026-03-24 Listed $120,000 KVBOR

Property tax history

+1.1%/yr

Latest (2025): $1,253 · +0.3% YoY. Source: county tax records.