188 Saipan Ave · Stanaford, WV 25801

$135,000

3 bd · 1.5 ba · 1,232 sqft · SingleFamily public records · 175 Days on market

Built 1960 0.34 ac lot Est $159k · 15% 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 +22.6/30.0
• ARV discount +14.3/15.0
• DSCR +7.3/10.0
• 1% rule +4.8/10.0
• Rent growth +3.6/5.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Motivated Seller! This well-maintained home offers a fantastic location just minutes from Beckley, the New River Gorge, and the Summit Bechtel Reserve. Whether you're searching for a primary residence, vacation getaway, or investment property, this home provides excellent versatility and potential. Nestled at the end of a quiet dead-end street, you'll enjoy added privacy and minimal traffic while still being conveniently close to shopping, dining, entertainment, and all the amenities Beckley has to offer. Don't miss this opportunity to own a home in a desirable location with easy access to some of Southern West Virginia's most popular destinations.

Key facts

• Close to beckley
• Low traffic area
• Close to new river

Tags

• CLOSE TO BECKLEY
• CLOSE TO NEW RIVER
• LOW TRAFFIC AREA

Property features AI

Exterior

• Parking: Open parking; No garage; Gravel parking area
• Utilities: Public water; Public sewer
• Home design: Residential property; Vinyl siding
• Construction: Metal roof; Vinyl siding; Crawl space foundation; Built area approximately 1,232 square feet
• Exterior features: Covered rear porch; Porch; Level lot; Has a view

Interior

• Kitchen: Dishwasher; Cooktop; Microwave; Refrigerator; Electric water heater
• Bedrooms: 3 main-level bedrooms
• Flooring: Carpet; Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric forced-air heating; Ceiling fan(s); No central air
• Interior features: Ceiling fans
• Laundry & utility: Washer hookup on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $230 ($3k/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 $132k (2.0% below list).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#233 in WV) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Raleigh County Schools (rural): math 29% / reading 42% proficiency, ranked #14 of 55 in WV (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Stanaford Elementary School (math 32% / reading 37%, grade F, #148 of 377 statewide, top 49%, 233 students, 0% FRL); Beckley-Stratton Middle School (math 14% / reading 27%, grade F, #102 of 109 statewide, top 94%, 674 students, 0% FRL); Woodrow Wilson High School (math 24% / reading 56%, grade F, #20 of 110 statewide, top 17%, 1,330 students, 0% FRL) — zoned schools average 0% FRL vs 46% district-wide (46 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.2%/yr); 112 active listings in the ZIP; 41 units permitted in Raleigh County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Raleigh County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 175 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $135k implies a 440% gain — meaningful room to come down on a strong offer.

Recommended offer $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 175 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.98% ✗
• Cap rate: 8.34%
• Cash-on-cash: 7.31%
• DSCR: 1.33
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $158,928
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
241 Hughes St	0.38mi	3/1.0	1,300 (+6%)	5mo	$174,500	$134	67
145 Borneo St	0.31mi	3/2.0	1,360 (+10%)	15mo	$185,000	$136	54
108 Oahu St	0.46mi	3/2.0	1,280 (+4%)	21mo	$179,000	$140	53
165 New Guinea Ave	0.46mi	3/1.0	1,104 (-10%)	10mo	$142,000	$129	51
123 Rogar Ln	0.31mi	4/1.5 (+1)	1,380 (+12%)	24mo	$149,900	$109	41
168 Hoist Rd	0.70mi	3/1.0	1,140 (-8%)	15mo	$99,000	$87	40
206 Hoist Rd	0.71mi	2/1.5 (-1)	1,104 (-10%)	17mo	$123,000	$111	31

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

Projected returns pro-forma

-3.0% appreciation · 4.25% rent growth · sell at horizon

5-year hold

• IRR: -3.9%
• Equity multiple: 0.85×
• Total profit: $-5,584
• Equity at exit: $20,129

10-year hold

• IRR: 7.0%
• Equity multiple: 1.55×
• Total profit: $20,892
• Equity at exit: $11,672

Cash invested: $37,800 (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 25801

• Home prices YoY: -17.8%
• Rents YoY: 4.2%
• Active inventory: 112
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,323 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$51 /mo · $609/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $230

Break-even live

Break-even rent $1,032

Max offer price $135,000

Occupancy floor 78%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $135,000 Active 175 DOM
2. 2026-06-18
   days on market $135,000 Active 174 DOM
3. 2026-06-17
   days on market $135,000 Active 173 DOM
4. 2026-06-17
   remarks 656-char remark
5. 2026-06-16
   days on market $135,000 Active 172 DOM
6. 2026-06-15
   days on market $135,000 Active 171 DOM
7. 2026-06-14
   days on market $135,000 Active 169 DOM
8. 2026-06-12
   days on market $135,000 Active 168 DOM
9. 2026-06-09
   days on market $135,000 Active 165 DOM
10. 2026-06-09
    price $135,000 Active 164 DOM
11. 2026-06-08
    days on market $139,000 Active 164 DOM
12. 2026-06-07
    days on market $139,000 Active 163 DOM
13. 2026-06-03
    days on market $139,000 Active 159 DOM
14. 2026-06-02
    days on market $139,000 Active 158 DOM
15. 2026-06-01
    days on market $139,000 Active 157 DOM
16. 2026-05-31
    days on market $139,000 Active 156 DOM
17. 2026-05-30
    days on market $139,000 Active 155 DOM
18. 2026-05-09
    price $139,000
19. 2026-03-26
    price $145,000
20. 2026-03-11
    status Active
21. 2025-09-12
    price $149,000
22. 2025-08-20
    listed $160,000 Active
23. 1997-08-29
    soldstatus $25,000

ⓘ 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: $609 · $51/mo
• Projected year-2 tax: $796 · $66/mo
• Expected delta: +$188/yr (+$16/mo · 30.8%)

ⓘ 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 3/10 Moderate 7 d/yr ≥92°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,875
• − Mortgage interest: −$7,562
• − Property taxes: −$609
• − Insurance: −$675
• − Repairs & maintenance: −$1,270
• − Management: −$1,270
• − Depreciation: −$3,927
• Taxable income: $562
• Est. tax owed @ 24.0%: −$135
• After-tax cash flow: $2,627/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: Raleigh County Schools
• NCES district ID: 5401230
• Math proficiency: 29% ▼ -8.00%
• Reading proficiency: 42% ▼ -3.00%
• Median HH income: $39,828
• Composite: 29.74/100
• National rank: #6445
• State rank: #14 of 55 in WV

Livability — Stanaford

• Score: 59/100
• State rank: #233
• US rank: #20493

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stanaford, WV
• County: Raleigh County · 31,128 people
• Metro: Beckley, WV
• Population (ZIP): 31,128
• Household income: $56,836
• Rent vs Own: 33.1% rent · 66.9% own
• Severe rent burden: 1384.0

Population outlook (Raleigh County) Hauer SSP2

• Today (2025): 73,505 people
• By 2030: 70,954 · -3.5%
• By 2040: 66,038 · -10.2%
• By 2050: 61,919 · -15.8%
• By 2075: 51,954 · -29.3%
• By 2100: 39,724 · -46.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Black 10% Two or more races 7% Hispanic / Latino 2% Asian 2%
• Common ancestry: Slovak 2% Italian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Raleigh

• 2024 margin: Solid R (+54.3) · D 22.0% · R 76.3% · Other 1.6%
• 2008→2024 swing: -28.5pp toward R · 2008: -25.9pp · 2024: -54.3pp
• All cycles: 2024: R+54.3 2020: R+50.4 2016: R+52.8 2012: R+44.6 2008: R+25.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -45.60%
• Current HPI: 210.0114
• Rent YoY: ▲ 4.25%
• Metro: Beckley, WV
• State GDP YoY: —
• F500 in state: 0

Price history

+456.0% since first listed

6 events — show timeline

• 2026-05-09 Price Changed $139,000 BBOR
• 2026-03-26 Price Changed $145,000 BBOR
• 2026-03-11 Relisted — BBOR
• 2025-09-12 Price Changed $149,000 BBOR
• 2025-08-20 Listed $160,000 BBOR
• 1997-08-29 Sold (Public Records) $25,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $609 · +22.4% YoY. Source: county tax records.