126 Harvey St · Fayetteville, WV 25840

$125,000

3 bd · 1.0 ba · 1,089 sqft · SingleFamily public records · 158 Days on market

Built 1936 6,551 sqft lot Est $204k · 39% under ↓ 7% since listing

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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 +16.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• 1% rule +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Located in the heart of West Virginia's coolest small town! Bring this home back to life and enjoy it's unique character and location. A short walk to downtown Fayetteville - schedule a showing today!

Key facts

• Unique character
• 6,551 sq ft lot
• Built 1936

Tags

• UNIQUE CHARACTER
• SHORT WALK TO DOWNTOWN

Property features AI

Exterior

• Parking: Open parking; Gravel surface; No garage (parking located at the back of the home accessed via Harvey and Myles St)
• Utilities: Public water; Public sewer
• Home design: Residential property
• Construction: Stone and other exterior materials
• Exterior features: Shingle roof; Level lot; Has a view

Interior

• Kitchen: Dishwasher; Refrigerator; Gas water heater
• Flooring: Wood flooring; Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; No cooling
• Interior features: Eat-in kitchen; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $73 ($879/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 $108k (13.8% below list).
• Recommended offer: $108k (13.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#164 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety F.
• Fayette County Schools (suburban): math 17% / reading 31% proficiency, ranked #51 of 55 in WV (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Fayetteville Pk-8 (math 14%, 587 students, 0% FRL); Oak Hill Middle School (math 14% / reading 26%, grade F, #104 of 109 statewide, top 96%, 656 students, 0% FRL); Oak Hill High (math 17% / reading 42%, grade F, #69 of 110 statewide, top 71%, 1,164 students, 0% FRL) — zoned schools average 0% FRL vs 54% district-wide (54 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 19 active listings in the ZIP; 26 units permitted in Fayette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Fayette County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 158 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $107,786 (13.8% below list)

Questions for the listing agent

1. It's been on market 158 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1936 — 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: 0.86% ✗
• Cap rate: 7.00%
• Cash-on-cash: 2.51%
• DSCR: 1.11
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $203,643
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
136 Grace St	0.47mi	2/1.0 (-1)	1,114 (+2%)	19mo	$175,000	$157	54
415 Fayette Cir	0.71mi	3/1.0	1,056 (-3%)	10mo	$175,000	$166	53
119 Tully St	0.58mi	3/1.0	960 (-12%)	2mo	$250,000	$260	52
136 Lively St	0.34mi	3/1.0	1,232 (+13%)	15mo	$185,000	$150	49
128 3rd St	0.66mi	3/2.0	988 (-9%)	4mo	$185,000	$187	46
130 First Ave	0.69mi	3/2.0	1,230 (+13%)	14mo	$250,000	$203	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.4%
• Equity multiple: 0.55×
• Total profit: $-15,626
• Equity at exit: $18,638

10-year hold

• IRR: -3.3%
• Equity multiple: 0.78×
• Total profit: $-7,747
• Equity at exit: $10,808

Cash invested: $35,000 (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 25840

• Home prices YoY: -20.8%
• Active inventory: 19
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,078 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$71 /mo · $848/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $73

Break-even live

Break-even rent $985

Max offer price $125,000

Occupancy floor 88%

Sensitivity live

Price	-10% $144	-5% $109	+0% $73	+5% $38	+10% $2
Rent	-10% $-12	-5% $31	+0% $73	+5% $116	+10% $158
Rate	-1.0pp $136	-0.5pp $105	base $73	+0.5pp $41	+1.0pp $8

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $125,000 Active 158 DOM
2. 2026-06-18
   days on market $125,000 Active 157 DOM
3. 2026-06-17
   days on market $125,000 Active 156 DOM
4. 2026-06-16
   days on market $125,000 Active 155 DOM
5. 2026-06-15
   days on market $125,000 Active 154 DOM
6. 2026-06-14
   days on market $125,000 Active 152 DOM
7. 2026-06-12
   days on market $125,000 Active 151 DOM
8. 2026-06-09
   days on market $125,000 Active 148 DOM
9. 2026-06-08
   days on market $125,000 Active 147 DOM
10. 2026-06-07
    days on market $125,000 Active 146 DOM
11. 2026-06-05
    days on market $125,000 Active 143 DOM
12. 2026-06-03
    days on market $125,000 Active 142 DOM
13. 2026-06-02
    days on market $125,000 Active 141 DOM
14. 2026-06-01
    days on market $125,000 Active 140 DOM
15. 2026-05-31
    days on market $125,000 Active 139 DOM
16. 2026-05-30
    days on market $125,000 Active 138 DOM
17. 2026-05-07
    price $125,000
18. 2026-03-11
    price $134,000
19. 2026-01-12
    listed $135,000 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: $848 · $71/mo
• Projected year-2 tax: $848 · $71/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 3/10 Moderate 7 d/yr ≥94°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 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: $12,934
• − Mortgage interest: −$7,002
• − Property taxes: −$848
• − Insurance: −$625
• − Repairs & maintenance: −$1,035
• − Management: −$1,035
• − Depreciation: −$3,636
• Taxable loss: −$1,246
• Est. tax savings @ 24.0%: +$299
• After-tax cash flow: $1,178/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: Fayette County Schools
• NCES district ID: 5400300
• Math proficiency: 17% ▼ -12.00%
• Reading proficiency: 31% ▼ -4.00%
• Median HH income: $35,293
• Composite: 19.77/100
• National rank: #8706
• State rank: #51 of 55 in WV

Livability — Fayetteville

• Score: 63/100
• State rank: #164
• US rank: #15349

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fayetteville, WV
• City population: 7,917
• Population (ZIP): 7,917

Population outlook (Fayette County) Hauer SSP2

• Today (2025): 41,745 people
• By 2030: 39,758 · -4.8%
• By 2040: 35,751 · -14.4%
• By 2050: 32,223 · -22.8%
• By 2075: 24,307 · -41.8%
• By 2100: 16,671 · -60.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Black 2%
• Common ancestry: Slovak 2% Serbian 1% Romanian 1%
• Foreign-born: 0%

Political lean MEDSL · Fayette

• 2024 margin: Solid R (+41.8) · D 28.1% · R 69.8% · Other 2.1%
• 2008→2024 swing: -39.0pp toward R · 2008: -2.7pp · 2024: -41.8pp
• All cycles: 2024: R+41.8 2020: R+38.6 2016: R+39.6 2012: R+21.0 2008: R+2.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -49.38%
• Current HPI: 187.8473
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-7.4% since first listed

3 events — show timeline

• 2026-05-07 Price Changed $125,000 BBOR
• 2026-03-11 Price Changed $134,000 BBOR
• 2026-01-12 Listed $135,000 BBOR

Property tax history

+3.0%/yr

Latest (2025): $848 · +6.5% YoY. Source: county tax records.