115 Chloe St · Sprague, WV 25801

$37,500

3 bd · 1.0 ba · 1,547 sqft · SingleFamily public records · 251 Days on market

Built 1939 0.60 ac 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
• Rent growth +3.6/5.0
• Schools +3.0/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This is your chance to bring new life to a property with unlimited potential. This home is a blank canvas ready for your vision. The kitchen has been fully removed, and the property is currently without electrical service—ideal for experienced investors or contractors looking for their next big project. Featuring three bedrooms and one bathroom upstairs, the layout provides a solid foundation for a custom renovation or complete redesign. The lot offers . 6 of an acre, adding even more opportunity for those ready to take on a full-scale rehab. Cash or renovation financing only. Property is being sold AS IS. Bring your contractor, your vision, and your offer!

Key facts

• Full-scale rehab
• Solid foundation
• Custom renovation

Tags

• SOLID FOUNDATION
• CUSTOM RENOVATION
• COMPLETE REDESIGN
• 6 OF AN ACRE
• FULL-SCALE REHAB

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water (and other); Public sewer (and other)
• Home design: Residential property
• Construction: Construction materials: Other
• Exterior features: Other exterior features; Metal roof; Rolling slope lot; Property has a view

Interior

• Kitchen: No appliances included
• Bedrooms: 3 main level bedrooms
• Flooring: Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating (type: Other); No cooling
• Interior features: High ceilings; Full unfinished basement
• Laundry & utility: Laundry located on lower level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $38k.

Deal economics

• At list price, monthly cash flow is $798 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $38k).
• Recommended offer: $33k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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: Cranberry-Prosperity Elementary (math 27% / reading 32%, grade F, #225 of 377 statewide, top 68%, 257 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 $259 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 4.2% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 251 days — a 12% lower offer ($33k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $33,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 251 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 1939 — 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. 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.
6. 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.
7. 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: 3.55% ✓
• Cap rate: 31.84%
• Cash-on-cash: 91.23%
• DSCR: 5.06
• GRM: 2.3

CMA / ARV

• ARV (on-the-fly): $137,683
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
214 Dorcas Ave	0.68mi	3/1.0	1,576 (+2%)	11mo	$110,000	$70	56
425 Hull St	0.43mi	3/1.0	1,637 (+6%)	19mo	$148,000	$90	54
107 Croft St	0.72mi	3/1.5	1,628 (+5%)	5mo	$140,000	$86	51
128 N Second St	0.30mi	2/1.0 (-1)	1,344 (-13%)	11mo	$69,900	$52	50
1004 North Oakwood Ave	0.57mi	3/1.5	1,680 (+9%)	22mo	$175,500	$104	39
698 Ewart Ave	0.40mi	3/2.5	1,760 (+14%)	16mo	$156,000	$89	39

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: 93.4%
• Equity multiple: 5.43×
• Total profit: $46,477
• Equity at exit: $5,591

10-year hold

• IRR: 96.4%
• Equity multiple: 11.78×
• Total profit: $113,141
• Equity at exit: $3,242

Cash invested: $10,500 (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: 2.3×

Monthly cashflow live

• Estimated rent: $1,331 medium
• Mortgage (P&I): −$197
• Tax from tax record: −$41 /mo · $493/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $798

Break-even live

Break-even rent $321

Max offer price $37,500

Occupancy floor 35%

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: $9,375
• Closing costs: $1,125
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-03
   days on market $37,500 Active 251 DOM
2. 2026-06-02
   days on market $37,500 Active 250 DOM
3. 2026-06-01
   days on market $37,500 Active 249 DOM
4. 2026-05-31
   days on market $37,500 Active 248 DOM
5. 2026-05-30
   days on market $37,500 Active 247 DOM
6. 2026-03-10
   status Active
7. 2025-09-23
   listed $37,500 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: $493 · $41/mo
• Projected year-2 tax: $493 · $41/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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 21 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: $15,974
• − Mortgage interest: −$2,101
• − Property taxes: −$493
• − Insurance: −$188
• − Repairs & maintenance: −$1,278
• − Management: −$1,278
• − Depreciation: −$1,091
• Taxable income: $9,546
• Est. tax owed @ 24.0%: −$2,291
• After-tax cash flow: $7,288/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 — Sprague

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Sprague, 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

2 events — show timeline

• 2026-03-10 Relisted — BBOR
• 2025-09-23 Listed $37,500 BBOR

Property tax history

-1.7%/yr

Latest (2025): $493 · -16.2% YoY. Source: county tax records.