315 High Street St · Fort Gay, WV 25514

$79,500

1 bd · 1.0 ba · 500 sqft · SingleFamily · 4 Days on market

Fair condition 0.32 ac lot

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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 +18.1/30.0
• ARV discount +7.5/15.0
• Appreciation +6.8/10.0
• DSCR +5.7/10.0
• 1% rule +4.9/10.0
• Livability +2.7/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

So many possibilities with this property located in Fort Gay just minutes from Louisa. Large garage with a 1 bedroom garage apartment inside as well as and additional vacant lot. Currently zoned commercial but can be residential as well. Perfect for a car lover or someone needing a workshop. Rent or live in the apartment or run a business. The vacant lot is perfect to build another home on as well. Be sure to check this one out!

Key facts

• 0.32 acre lot
• Listed 4 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $69 ($832/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 $78k (1.5% below list).
• Recommended offer: $78k (1.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 53/100 on livability (#302 in WV) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: amenities F, commute F, employment F.
• Wayne County Schools (rural): math 25% / reading 38% proficiency, ranked #25 of 55 in WV (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Fort Gay Pre K-8 (math 13% / reading 25%, grade F, #361 of 377 statewide, top 96%, 551 students, 0% FRL); Tolsia High School (math 8% / reading 32%, grade F, #101 of 110 statewide, top 94%, 367 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.
• Zoned-school proficiency averages 19% at this address vs 32% district-wide (-12 pts) — the specific schools serving this property underperform the Wayne County Schools average; the district grade overstates school quality for this exact location.
• Market conditions: 14 active listings in the ZIP; 67 units permitted in Wayne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($550 loan paydown + $3k appreciation (3.6% local appreciation)).
• Wayne County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.6% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $78,319 (1.5% below list)

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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.99% ✗
• Cap rate: 7.34%
• Cash-on-cash: 3.74%
• DSCR: 1.17
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.62% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.6%
• Equity multiple: 1.75×
• Total profit: $16,643
• Equity at exit: $38,555

10-year hold

• IRR: 14.3%
• Equity multiple: 3.24×
• Total profit: $49,906
• Equity at exit: $61,700

Cash invested: $22,260 (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 25514

• Home prices YoY: 2.7%
• Active inventory: 14
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $783 medium
• Mortgage (P&I): −$417
• Tax est. 1.5%: −$99 /mo · $1,192/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$164
• Net cashflow: $69

Break-even live

Break-even rent $695

Max offer price $79,500

Occupancy floor 86%

Sensitivity live

Price	-10% $124	-5% $97	+0% $69	+5% $42	+10% $14
Rent	-10% $7	-5% $38	+0% $69	+5% $100	+10% $131
Rate	-1.0pp $109	-0.5pp $90	base $69	+0.5pp $49	+1.0pp $28

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: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-16
   status $79,500 Pending 4 DOM
2. 2026-06-15
   days on market $79,500 Active 4 DOM
3. 2026-06-14
   days on market $79,500 Active 2 DOM
4. 2026-06-12
   statusdays on marketlisting id $79,500 Active 1 DOM
5. 2025-11-25
   status Pending
6. 2025-06-17
   status Pending

   Show marketing remark (432 chars)

   So many possibilities with this property located in Fort Gay just minutes from Louisa. Large garage with a 1 bedroom garage apartment inside as well as and additional vacant lot. Currently zoned commercial but can be residential as well. Perfect for a car lover or someone needing a workshop. Rent or live in the apartment or run a business. The vacant lot is perfect to build another home on as well. Be sure to check this one out!

7. 2025-06-17
   historical Active Under Contract

   Show marketing remark (432 chars)

   So many possibilities with this property located in Fort Gay just minutes from Louisa. Large garage with a 1 bedroom garage apartment inside as well as and additional vacant lot. Currently zoned commercial but can be residential as well. Perfect for a car lover or someone needing a workshop. Rent or live in the apartment or run a business. The vacant lot is perfect to build another home on as well. Be sure to check this one out!

8. 2025-06-17
   status Pending 432-char remark

   Show marketing remark (432 chars)

   So many possibilities with this property located in Fort Gay just minutes from Louisa. Large garage with a 1 bedroom garage apartment inside as well as and additional vacant lot. Currently zoned commercial but can be residential as well. Perfect for a car lover or someone needing a workshop. Rent or live in the apartment or run a business. The vacant lot is perfect to build another home on as well. Be sure to check this one out!

9. 2025-05-29
   listed $79,500 Active 432-char remark

   Show marketing remark (432 chars)

   So many possibilities with this property located in Fort Gay just minutes from Louisa. Large garage with a 1 bedroom garage apartment inside as well as and additional vacant lot. Currently zoned commercial but can be residential as well. Perfect for a car lover or someone needing a workshop. Rent or live in the apartment or run a business. The vacant lot is perfect to build another home on as well. Be sure to check this one out!

10. 2025-05-28
    listed $79,500 Active
11. 2025-05-28
    listed $79,500 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $9,398
• − Mortgage interest: −$4,453
• − Property taxes: −$1,192
• − Insurance: −$398
• − Repairs & maintenance: −$752
• − Management: −$752
• − Depreciation: −$2,313
• Taxable loss: −$461
• Est. tax savings @ 24.0%: +$111
• After-tax cash flow: $942/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 property offers significant potential for improvement with moderate rehab needed. The current condition is fair, but with updates, it could become a move-in-ready home with increased value.

Repairs flagged

• Minor Kitchen cabinets — Slight wear but still functional.
• Major Bathroom shower and sink — Significant wear and need for replacement.
• Moderate Exterior paint — Paint needs touch-up and fresh coat for curb appeal.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Replace kitchen appliances — Modern appliances improve functionality and attract potential buyers.
• Both Update bathroom fixtures — New fixtures enhance functionality and appeal to potential buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Slight wear but still functional.	Minor	$500–3,000
Bathroom shower and sink · Significant wear and need for replacement.	Major	$15,000–50,000
Exterior paint · Paint needs touch-up and fresh coat for curb appeal.	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$18,500–68,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Replace kitchen appliances — Modern appliances improve functionality and attract potential buyers. ↑
• Both Update bathroom fixtures — New fixtures enhance functionality and appeal to potential buyers and renters. ↑

ⓘ 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: Wayne County Schools
• NCES district ID: 5401500
• Math proficiency: 25% ▼ -15.00%
• Reading proficiency: 38% ▼ -10.00%
• Median HH income: $36,283
• Composite: 26.08/100
• National rank: #7297
• State rank: #25 of 55 in WV

Livability — Fort Gay

• Score: 53/100
• State rank: #302
• US rank: #24443

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Gay, WV
• Population (ZIP): 3,841

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 38,267 people
• By 2030: 36,578 · -4.4%
• By 2040: 33,034 · -13.7%
• By 2050: 29,671 · -22.5%
• By 2075: 22,901 · -40.2%
• By 2100: 17,421 · -54.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 6% Two or more races 4%
• Common ancestry: Slovak 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Wayne

• 2024 margin: Solid R (+53.4) · D 22.4% · R 75.8% · Other 1.8%
• 2008→2024 swing: -35.1pp toward R · 2008: -18.2pp · 2024: -53.4pp
• All cycles: 2024: R+53.4 2020: R+50.1 2016: R+51.3 2012: R+27.0 2008: R+18.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.62%
• Current HPI: 135.5736
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+0.0% since first listed

7 events — show timeline

• 2025-11-25 Pending — AABOR
• 2025-06-17 Pending — KVBOR
• 2025-06-17 Contingent — AABOR
• 2025-06-17 Pending — HBRMLS
• 2025-05-29 Listed $79,500 HBRMLS
• 2025-05-28 Listed $79,500 KVBOR
• 2025-05-28 Listed $79,500 AABOR