75 Janie Ave · Whitesville, WV 25209

$72,500

2 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 43 Days on market

Built 1925 7,405 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
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Appreciation +6.7/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0

Listing remarks

Come give this home some TLC. Central to Boone County or Beckley area. Home has 2 bedrooms & one full spacious bath. Separate dining room & kitchen with nice cabinets & all appliances. Large laundry area with included washer & dryer. Very nice flat yard, fully fenced. Relax on the covered front porch & grill off your back deck. Carport included. Area across the street in back has 2 utility sheds. It is leased from land company for a small amount per year. Some furniture will remain with home. Seller is trying to clean out all the nicknacks. Home is being sold "AS IS". Seller hasn't lived there for many years.

Key facts

• Covered front porch
• Fully fenced
• Separate dining room

Tags

• SEPARATE DINING ROOM
• LARGE LAUNDRY AREA
• FLAT YARD
• FULLY FENCED
• COVERED FRONT PORCH
• BACK DECK

Property features AI

Exterior

• Parking: Carport
• Utilities: Public water
• Home design: Single-family residence; Single-story
• Construction: Vinyl siding; Composition/shingle roof
• Exterior features: Deck; Porch; Fenced yard; On-waterfront property with creek/stream

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Total of 5 rooms (bedrooms and living areas included)
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Electric forced-air heating
• Interior features: Insulated windows; Storage

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($964 rent vs $72k).
• Recommended offer: $70k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 47/100 on livability (#343 in WV) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Boone County Schools (rural): math 26% / reading 36% proficiency, ranked #26 of 55 in WV (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sherman Elementary School (math 67% / reading 62%, grade B, #8 of 377 statewide, top 2%, 250 students, 0% FRL); Sherman Junior High School (math 24% / reading 41%, grade F, #43 of 109 statewide, top 41%, 251 students, 0% FRL); Sherman High School (math 17% / reading 32%, grade F, #91 of 110 statewide, top 85%, 339 students, 0% FRL) — zoned schools average 0% FRL vs 43% district-wide (43 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 1 active listings in the ZIP; 4 units permitted in Boone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($501 loan paydown + $2k appreciation (3.3% local appreciation)).
• Boone County population projected at -34% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.3% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 8→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,325 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.33% ✓
• Cap rate: 11.00%
• Cash-on-cash: 16.83%
• DSCR: 1.75
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.32% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.3%
• Equity multiple: 2.18×
• Total profit: $23,906
• Equity at exit: $33,914

10-year hold

• IRR: 21.3%
• Equity multiple: 4.16×
• Total profit: $64,185
• Equity at exit: $53,311

Cash invested: $20,300 (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 25209

• Home prices YoY: 2.6%
• Active inventory: 1
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $964 medium
• Mortgage (P&I): −$380
• Tax from tax record: −$67 /mo · $802/yr
• Insurance: −$30
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $218

Break-even live

Break-even rent $688

Max offer price $72,500

Occupancy floor 72%

Sensitivity live

Price	-10% $259	-5% $239	+0% $218	+5% $198	+10% $177
Rent	-10% $142	-5% $180	+0% $218	+5% $256	+10% $294
Rate	-1.0pp $255	-0.5pp $237	base $218	+0.5pp $199	+1.0pp $180

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: $18,125
• Closing costs: $2,175
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $72,500 Active 43 DOM
2. 2026-06-17
   days on market $72,500 Active 42 DOM
3. 2026-06-16
   days on market $72,500 Active 41 DOM
4. 2026-06-15
   days on market $72,500 Active 40 DOM
5. 2026-06-15
   days on market $72,500 Active 39 DOM
6. 2026-06-13
   days on market $72,500 Active 38 DOM
7. 2026-06-12
   days on market $72,500 Active 37 DOM
8. 2026-06-09
   days on market $72,500 Active 34 DOM
9. 2026-06-08
   days on market $72,500 Active 33 DOM
10. 2026-06-08
    days on market $72,500 Active 32 DOM
11. 2026-06-07
    days on market $72,500 Active 31 DOM
12. 2026-06-04
    days on market $72,500 Active 29 DOM
13. 2026-06-03
    days on market $72,500 Active 28 DOM
14. 2026-06-02
    days on market $72,500 Active 27 DOM
15. 2026-06-01
    days on market $72,500 Active 26 DOM
16. 2026-05-31
    days on market $72,500 Active 25 DOM
17. 2026-05-06
    listed $72,500 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: $802 · $67/mo
• Projected year-2 tax: $802 · $67/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 8 d/yr ≥96°F today · 23 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: $11,573
• − Mortgage interest: −$4,061
• − Property taxes: −$802
• − Insurance: −$1,160
• − Repairs & maintenance: −$926
• − Management: −$926
• − Depreciation: −$2,109
• Taxable income: $1,589
• Est. tax owed @ 24.0%: −$381
• After-tax cash flow: $2,237/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: Boone County Schools
• NCES district ID: 5400090
• Math proficiency: 26% ▼ -10.00%
• Reading proficiency: 36% ▼ -7.00%
• Median HH income: $39,554
• Composite: 26.0/100
• National rank: #7318
• State rank: #26 of 55 in WV

Livability — Whitesville

• Score: 47/100
• State rank: #343
• US rank: #26256

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Whitesville, WV
• Population (ZIP): 529

Population outlook (Boone County) Hauer SSP2

• Today (2025): 20,544 people
• By 2030: 19,019 · -7.4%
• By 2040: 16,026 · -22.0%
• By 2050: 13,482 · -34.4%
• By 2075: 8,854 · -56.9%
• By 2100: 6,046 · -70.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%

Political lean MEDSL · Boone

• 2024 margin: Solid R (+57.4) · D 20.1% · R 77.5% · Other 2.3%
• 2008→2024 swing: -68.1pp toward R · 2008: 10.7pp · 2024: -57.4pp
• All cycles: 2024: R+57.4 2020: R+53.0 2016: R+54.3 2012: R+31.3 2008: D+10.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.32%
• Current HPI: 130.8144
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-06 Listed $72,500 KVBOR

Property tax history

+26.8%/yr

Latest (2025): $802 · +0.5% YoY. Source: county tax records.