153 Stanley Hill Rd · Peterstown, WV 24963

$75,000

2 bd · 1.0 ba · 720 sqft · SingleFamily

Built 1955 Fair condition

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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 +22.8/30.0
• Appreciation +8.2/10.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +6.0/10.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Looking for a great starter home or investment opportunity? This charming 2BR/1BA home sits on approximately . 53 acres and is full of potential! With a little TLC, this property could truly shine and make a wonderful first home, rental, or flip. Enjoy the spacious lot with plenty of room for gardening, pets, or outdoor entertaining. The covered back deck overlooks the backyard -- the perfect spot for morning coffee or relaxing evenings. Conveniently located close to town.

Key facts

• Built 1955

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $131 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($822 rent vs $75k).

Location & tenants

• Location reads 61/100 on livability (#205 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, employment F.
• Monroe County Schools (rural): math 27% / reading 35% proficiency, ranked #29 of 55 in WV (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Peterstown Elementary School (math 22% / reading 27%, grade F, #287 of 377 statewide, top 85%, 388 students, 0% FRL); Peterstown Middle School (math 24% / reading 40%, grade F, #46 of 109 statewide, top 46%, 317 students, 0% FRL); James Monroe High School (math 22% / reading 47%, grade F, #42 of 110 statewide, top 47%, 464 students, 0% FRL) — zoned schools average 0% FRL vs 48% district-wide (48 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 39 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($519 loan paydown + $5k appreciation (6.5% local appreciation)).
• Monroe County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.5% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

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

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.10% ✓
• Cap rate: 8.39%
• Cash-on-cash: 7.49%
• DSCR: 1.33
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.46% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.5%
• Equity multiple: 2.53×
• Total profit: $32,055
• Equity at exit: $49,322

10-year hold

• IRR: 21.2%
• Equity multiple: 5.16×
• Total profit: $87,293
• Equity at exit: $91,381

Cash invested: $21,000 (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 24963

• Home prices YoY: 1.8%
• Active inventory: 39
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $822 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$173
• Net cashflow: $131

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 79%

Sensitivity live

Price	-10% $183	-5% $157	+0% $131	+5% $105	+10% $79
Rent	-10% $66	-5% $99	+0% $131	+5% $163	+10% $196
Rate	-1.0pp $169	-0.5pp $150	base $131	+0.5pp $112	+1.0pp $92

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-03-12
   historical
2. 2026-03-02
   listed $75,000

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 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: $9,863
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$789
• − Management: −$789
• − Depreciation: −$2,182
• Taxable income: $402
• Est. tax owed @ 24.0%: −$97
• After-tax cash flow: $1,476/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 · 12 photos

Fair 45/100 Moderate rehab

This single-family home requires extensive renovations to improve its condition and increase its value. The roof, exterior siding, flooring, and interior walls all need significant work. Upgrades to the roof, exterior siding, and interior walls would significantly improve the home's curb appeal and increase its value.

Repairs flagged

• Major roof — Aerial view shows potential for roof replacement.
• Major exterior siding — Weathered siding, visible wear on foundation.
• Major flooring — Carpeted floors appear worn and dirty.
• Major interior walls/paint — Worn paint, peeling in some areas.
• Major bathrooms — Outdated fixtures, potential plumbing issues.
• Major kitchen — Outdated cabinets, appliances in poor condition.
• Major HVAC system — Exposed HVAC system, potential for replacement or repair.

Value-add opportunities

• Resale New roof — A new roof would significantly improve the home's curb appeal and value.
• Resale New exterior siding — New siding would improve the home's appearance and increase its value.
• Resale New flooring — New flooring would improve the home's appearance and increase its value.
• Resale Painting interior walls — Painting interior walls would improve the home's appearance and increase its value.
• Resale New bathrooms — New bathrooms would improve the home's appearance and increase its value.
• Resale New kitchen cabinets and appliances — New kitchen cabinets and appliances would improve the home's appearance and increase its value.
• Resale New HVAC system — A new HVAC system would improve the home's comfort and increase its value.
• Both Landscaping — Landscaping would improve the home's curb appeal and increase its value.
• Resale New windows — New windows would improve the home's energy efficiency and increase its value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Aerial view shows potential for roof replacement.	Major	$15,000–50,000
exterior siding · Weathered siding, visible wear on foundation.	Major	$15,000–50,000
flooring · Carpeted floors appear worn and dirty.	Major	$15,000–50,000
interior walls/paint · Worn paint, peeling in some areas.	Major	$15,000–50,000
bathrooms · Outdated fixtures, potential plumbing issues.	Major	$15,000–50,000
kitchen · Outdated cabinets, appliances in poor condition.	Major	$15,000–50,000
HVAC system · Exposed HVAC system, potential for replacement or repair.	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Resale New roof — A new roof would significantly improve the home's curb appeal and value. ↑
• Resale New exterior siding — New siding would improve the home's appearance and increase its value. ↑
• Resale New flooring — New flooring would improve the home's appearance and increase its value. ↑
• Resale Painting interior walls — Painting interior walls would improve the home's appearance and increase its value. ↑
• Resale New bathrooms — New bathrooms would improve the home's appearance and increase its value. ↑
• Resale New kitchen cabinets and appliances — New kitchen cabinets and appliances would improve the home's appearance and increase its value. ↑
• Resale New HVAC system — A new HVAC system would improve the home's comfort and increase its value. ↑
• Both Landscaping — Landscaping would improve the home's curb appeal and increase its value. ↑
• Resale New windows — New windows would improve the home's energy efficiency and increase its 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: Monroe County Schools
• NCES district ID: 5400960
• Math proficiency: 27% ▼ -9.00%
• Reading proficiency: 35% ▼ -8.00%
• Median HH income: $37,855
• Composite: 25.85/100
• National rank: #7351
• State rank: #29 of 55 in WV

Livability — Peterstown

• Score: 61/100
• State rank: #205
• US rank: #18147

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,860

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 13,411 people
• By 2030: 13,266 · -1.1%
• By 2040: 12,829 · -4.3%
• By 2050: 12,174 · -9.2%
• By 2075: 10,395 · -22.5%
• By 2100: 7,805 · -41.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Black 2%
• Common ancestry: Lithuanian 4% Portuguese 2% Romanian 1%
• Foreign-born: 0%

Political lean MEDSL · Monroe

• 2024 margin: Solid R (+61.8) · D 18.1% · R 79.9% · Other 1.9%
• 2008→2024 swing: -37.0pp toward R · 2008: -24.8pp · 2024: -61.8pp
• All cycles: 2024: R+61.8 2020: R+57.4 2016: R+57.3 2012: R+41.3 2008: R+24.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.46%
• Current HPI: 358.6575
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-03-12 Delisted — GVBOR
• 2026-03-02 Listed $75,000 GVBOR