140 Pinehurst Ave · Peterstown, WV 24124

$135,000

2 bd · 1.0 ba · 908 sqft · SingleFamily public records · 6 Days on market

Built 1946 0.60 ac lot

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Why this score? — see what drove the D 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 +9.4/30.0
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Livability +3.1/5.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0

Listing remarks

Adorable Ranch with lots of updates! Roof only 2+/- yrs old. Gas furnace & Central Air only 5+/- yrs old. Great level yard w/ beautiful landscaping. Grow your own beautiful flowers in the Greenhouse complete with solar fan & electric. Lots of parking with Detached Garage & large carport w/ paved drive. This home is a must see!!

Key facts

• Level yard
• Solar fan
• Large carport

Tags

• LEVEL YARD
• BEAUTIFUL LANDSCAPING
• GREENHOUSE
• SOLAR FAN
• DETACHED GARAGE
• LARGE CARPORT

Property features AI

Finance

• Financial info: $591 annual tax (provided)

Exterior

• Parking: Detached parking on asphalt surface
• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; One level / single-story; Vinyl siding
• Construction: Metal roof
• Exterior features: Deck; Porch

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 5 total rooms (bedroom count not separately listed)
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Electric water heater; Concrete basement with sump pump; Garden
• Laundry & utility: No specific washer/dryer listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $-96 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $118k (12.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $88k (34.5% below list).
• Recommended offer: $88k (34.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#205 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, employment F.
• Giles County Public School District (rural): math 56% / reading 68% proficiency, ranked #54 of 131 in VA (top 41%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Narrows Elementary/Middle (math 60% / reading 66%, grade B, #470 of 1,108 statewide, top 43%, 859 students, 39% FRL); Narrows High (math 57% / reading 72%, grade B-, #213 of 319 statewide, top 69%, 411 students, 35% FRL) — zoned schools at 37% FRL track the district average.
• Market conditions: 25 units permitted in Giles County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($933 loan paydown + $8k appreciation (6.0% local appreciation)).
• Giles County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,400 (34.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.65% ✗
• Cap rate: 5.44%
• Cash-on-cash: -3.05%
• DSCR: 0.86
• GRM: 12.7

CMA / ARV

• ARV (on-the-fly): $82,628
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
122 Jefferson St	0.15mi	2/1.0	1,006 (+11%)	13mo	$92,000	$91	64

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

Projected returns pro-forma

6.04% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.0%
• Equity multiple: 1.88×
• Total profit: $33,076
• Equity at exit: $85,165

10-year hold

• IRR: 13.5%
• Equity multiple: 3.69×
• Total profit: $101,854
• Equity at exit: $154,700

Cash invested: $37,800 (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 24124

• Home prices YoY: 3.1%
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $884 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$30 /mo · $361/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $-96

Break-even live

Break-even rent $1,005

Max offer price $118,053

Occupancy floor —

Sensitivity live

Price	-10% $-20	-5% $-58	+0% $-96	+5% $-134	+10% $-172
Rent	-10% $-166	-5% $-131	+0% $-96	+5% $-61	+10% $-26
Rate	-1.0pp $-28	-0.5pp $-62	base $-96	+0.5pp $-131	+1.0pp $-167

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-09
   statusdays on market $135,000 Pending 6 DOM
2. 2026-06-08
   days on market $135,000 Active 5 DOM
3. 2026-06-07
   days on market $135,000 Active 4 DOM
4. 2026-06-03
   remarks 336-char remark
5. 2026-06-03
   listed $135,000 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: $361 · $30/mo
• Projected year-2 tax: $796 · $66/mo
• Expected delta: +$435/yr (+$36/mo · 120.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥93°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $10,608
• − Mortgage interest: −$7,562
• − Property taxes: −$361
• − Insurance: −$675
• − Repairs & maintenance: −$849
• − Management: −$849
• − Depreciation: −$3,927
• Taxable loss: −$3,615
• Est. tax savings @ 24.0%: +$868
• After-tax cash flow: $-284/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: Giles County Public School District
• NCES district ID: 5101590
• Math proficiency: 56% ▼ -26.00%
• Reading proficiency: 68% ▼ -8.00%
• Median HH income: $45,394
• Composite: 52.25/100
• National rank: #1600
• State rank: #54 of 131 in VA

Livability — Peterstown

• Score: 61/100
• State rank: #205
• US rank: #18147

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,177

Population outlook (Giles County) Hauer SSP2

• Today (2025): 15,868 people
• By 2030: 15,306 · -3.5%
• By 2040: 14,149 · -10.8%
• By 2050: 13,059 · -17.7%
• By 2075: 10,837 · -31.7%
• By 2100: 8,648 · -45.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Slovak 2% Serbian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Giles

• 2024 margin: Solid R (+54.5) · D 22.4% · R 76.9%
• 2008→2024 swing: -38.2pp toward R · 2008: -16.3pp · 2024: -54.5pp
• All cycles: 2024: R+54.5 2020: R+51.4 2016: R+48.6 2012: R+25.6 2008: R+16.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.04%
• Current HPI: 201.2028
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-03 Listed $135,000 NRVMLS

Property tax history

+1.4%/yr

Latest (2025): $361 · +0.0% YoY. Source: county tax records.