229 Wilson St · Paw Paw, WV 25434

$55,000

2 bd · 1.0 ba · 896 sqft · SingleFamily public records · 19 Days on market

Built 1960 9,888 sqft lot

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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 +5.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

Calling all investors! Come restore this rancher near the heart of Paw Paw. This home offers everything you need on one-level. The attic space currently used as storage could also be converted into an additional room, with a full basement as well. Ready to be restored, this home has great potential for a flip or rental. SOLD AS-IS.

Key facts

• Attic space
• Full basement
• Great potential

Tags

• ONE-LEVEL
• ATTIC SPACE
• FULL BASEMENT
• GREAT POTENTIAL

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electric-powered cooling and hot water
• Home design: Detached structure; Single-story entry (main level access)
• Construction: Concrete construction materials; Concrete perimeter foundation; Above-grade and below-grade structures; Built year per assessor
• Exterior features: Property located outside city limits; No tidal water on lot

Interior

• Bedrooms: 2 bedrooms on main level
• Bathrooms: 1 full bathroom on main level; 1 full bathroom total
• Heating & cooling: Central air conditioning (electric); Electric hot water
• Interior features: Two or more access exits; Level entry at main; Lever handle door hardware; Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $471 ($6k/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: $54k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#220 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, employment D, amenities F.
• Morgan County Schools (rural): math 22% / reading 32% proficiency, ranked #43 of 55 in WV (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 26 active listings in the ZIP; 102 units permitted in Morgan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($380 loan paydown + $918 appreciation (1.7% local appreciation)).
• Morgan County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.7% 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 19 days — a 2% lower offer ($54k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 8→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $54,175 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — 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: 1.88% ✓
• Cap rate: 16.56%
• Cash-on-cash: 36.66%
• DSCR: 2.63
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $169,344
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
38 Amelia St	0.18mi	2/1.0	868 (-3%)	24mo	$130,000	$150	66
108 Potomac St	0.11mi	3/2.0 (+1)	967 (+8%)	13mo	$185,000	$191	62
51 Mccoole Ave	0.21mi	2/1.0	780 (-13%)	9mo	$147,500	$189	61
545 Winchester St	0.30mi	2/1.0	768 (-14%)	20mo	$115,000	$150	46

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

Projected returns pro-forma

1.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 40.2%
• Equity multiple: 3.13×
• Total profit: $32,811
• Equity at exit: $20,714

10-year hold

• IRR: 41.5%
• Equity multiple: 6.18×
• Total profit: $79,768
• Equity at exit: $29,093

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 25434

• Home prices YoY: 0.9%
• Active inventory: 26
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,031 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$33 /mo · $395/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $471

Break-even live

Break-even rent $436

Max offer price $55,000

Occupancy floor 49%

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. 2026-06-17
   status $55,000 Pending 19 DOM
2. 2026-06-17
   days on market $55,000 Active 19 DOM
3. 2026-06-16
   days on market $55,000 Active 18 DOM
4. 2026-06-15
   days on market $55,000 Active 17 DOM
5. 2026-06-14
   remarks 333-char remark
6. 2026-06-14
   days on market $55,000 Active 15 DOM
7. 2026-06-13
   days on market $55,000 Active 14 DOM
8. 2026-06-10
   days on market $55,000 Active 12 DOM
9. 2026-06-09
   days on market $55,000 Active 11 DOM
10. 2026-06-09
    price $55,000 Active 10 DOM
11. 2026-06-08
    days on market $69,900 Active 10 DOM
12. 2026-06-07
    days on market $69,900 Active 9 DOM
13. 2026-06-02
    days on market $69,900 Active 4 DOM
14. 2026-06-01
    days on market $69,900 Active 3 DOM
15. 2026-05-31
    days on market $69,900 Active 2 DOM
16. 2026-05-30
    remarks 321-char remark
17. 2026-05-30
    listed $69,900 Active 1 DOM

ⓘ 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: $395 · $33/mo
• Projected year-2 tax: $395 · $33/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 5/10 Major 8 d/yr ≥99°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: $12,376
• − Mortgage interest: −$3,081
• − Property taxes: −$395
• − Insurance: −$275
• − Repairs & maintenance: −$990
• − Management: −$990
• − Depreciation: −$1,600
• Taxable income: $5,045
• Est. tax owed @ 24.0%: −$1,211
• After-tax cash flow: $4,435/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: Morgan County Schools
• NCES district ID: 5400990
• Math proficiency: 22% ▼ -7.00%
• Reading proficiency: 32% ▼ -5.00%
• Median HH income: $40,255
• Composite: 22.75/100
• National rank: #8033
• State rank: #43 of 55 in WV

Livability — Paw Paw

• Score: 60/100
• State rank: #220
• US rank: #19271

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Paw Paw, WV
• Population (ZIP): 3,087

Population outlook (Morgan County) Hauer SSP2

• Today (2025): 17,350 people
• By 2030: 17,005 · -2.0%
• By 2040: 15,939 · -8.1%
• By 2050: 14,775 · -14.8%
• By 2075: 12,773 · -26.4%
• By 2100: 10,795 · -37.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 10% Hispanic / Latino 6% Black 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Serbian 3% Italian 3% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Morgan

• 2024 margin: Solid R (+55.6) · D 21.4% · R 77.0% · Other 1.6%
• 2008→2024 swing: -32.2pp toward R · 2008: -23.5pp · 2024: -55.6pp
• All cycles: 2024: R+55.6 2020: R+52.2 2016: R+54.4 2012: R+30.5 2008: R+23.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.67%
• Current HPI: 185.4722
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-29 Listed $69,900 BRIGHT MLS

Property tax history

+16.2%/yr

Latest (2025): $395 · +371.1% YoY. Source: county tax records.