142 Miller St · Paden City, WV 26159

$99,900

3 bd · 2.5 ba · 1,052 sqft · SingleFamily public records · 61 Days on market

Built 1978 5,663 sqft lot Est $112k · 10% under

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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 +17.5/30.0
• ARV discount +12.2/15.0
• Appreciation +9.7/10.0
• DSCR +5.5/10.0
• 1% rule +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

Nice corner lot , 3 bedrooms 1.5 bath , Master has two closets and a master suite with tub . , New furnace /air , deck , energy star windows , gas line to the house .

Key facts

• Master suite
• New furnace
• Gas line

Tags

• CORNER LOT
• MASTER SUITE
• NEW FURNACE
• ENERGY STAR WINDOWS
• GAS LINE

Property features AI

Exterior

• Parking: Concrete parking
• Utilities: Public water; Public sewer
• Home design: Manufactured home; Ranch style; One story
• Construction: Aluminum siding
• Exterior features: Shingle roof; Shed(s)

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Range; Refrigerator; Gas water heater; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $76 ($913/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 $89k (10.9% below list).
• Recommended offer: $89k (10.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#133 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: schools D, employment D, amenities F.
• Wetzel County Schools (town): math 25% / reading 33% proficiency, ranked #36 of 55 in WV (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 12 active listings in the ZIP.

Forward outlook

• In year one you build about $10k of equity ($691 loan paydown + $9k appreciation (9.4% local appreciation)).
• Wetzel County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.4% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago 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.
• Current owner paid $40k; list at $100k implies a 150% gain — meaningful room to come down on a strong offer.

Recommended offer $89,019 (10.9% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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 D-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: 0.89% ✗
• Cap rate: 7.21%
• Cash-on-cash: 3.27%
• DSCR: 1.15
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $111,512
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
330 N 7th Ave	0.02mi	2/1.0 (-1)	981 (-7%)	2mo	$102,000	$104	75
612 North 3rd Ave	0.26mi	2/2.0 (-1)	1,000 (-5%)	3mo	$115,000	$115	70
126 North 7th Ave	0.25mi	2/1.0 (-1)	1,134 (+8%)	6mo	$130,000	$115	60
107 Helen St	0.51mi	4/1.0 (+1)	1,038 (-1%)	6mo	$106,000	$102	58
203 S 2nd Ave	0.55mi	3/2.0	1,144 (+9%)	3mo	$159,000	$139	56
222 North 4th Ave	0.14mi	2/1.0 (-1)	935 (-11%)	13mo	$80,000	$86	53
100 E Pollock St	0.66mi	3/1.0	1,023 (-3%)	16mo	$112,500	$110	46
313 North 3rd Ave	0.22mi	3/1.0	1,200 (+14%)	18mo	$80,000	$67	45
114 Washington St	0.70mi	3/1.5	1,120 (+6%)	24mo	$118,900	$106	33

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

Projected returns pro-forma

9.37% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.3%
• Equity multiple: 2.96×
• Total profit: $54,933
• Equity at exit: $85,425

10-year hold

• IRR: 22.5%
• Equity multiple: 6.61×
• Total profit: $156,914
• Equity at exit: $179,564

Cash invested: $27,972 (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 26159

• Home prices YoY: 5.5%
• Active inventory: 12
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $890 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$62 /mo · $739/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $76

Break-even live

Break-even rent $794

Max offer price $99,900

Occupancy floor 86%

Sensitivity live

Price	-10% $133	-5% $104	+0% $76	+5% $48	+10% $20
Rent	-10% $6	-5% $41	+0% $76	+5% $111	+10% $146
Rate	-1.0pp $126	-0.5pp $102	base $76	+0.5pp $50	+1.0pp $24

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $99,900 Active 61 DOM
2. 2026-06-17
   days on market $99,900 Active 60 DOM
3. 2026-06-16
   days on market $99,900 Active 59 DOM
4. 2026-06-15
   days on market $99,900 Active 58 DOM
5. 2026-06-15
   days on market $99,900 Active 57 DOM
6. 2026-06-13
   days on market $99,900 Active 56 DOM
7. 2026-06-12
   days on market $99,900 Active 55 DOM
8. 2026-06-09
   days on market $99,900 Active 52 DOM
9. 2026-06-08
   days on market $99,900 Active 51 DOM
10. 2026-06-08
    days on market $99,900 Active 50 DOM
11. 2026-06-07
    days on market $99,900 Active 49 DOM
12. 2026-06-04
    days on market $99,900 Active 47 DOM
13. 2026-06-03
    days on market $99,900 Active 46 DOM
14. 2026-06-02
    days on market $99,900 Active 45 DOM
15. 2026-06-01
    days on market $99,900 Active 44 DOM
16. 2026-05-31
    days on market $99,900 Active 43 DOM
17. 2026-04-16
    listed $99,900 Active
18. 2023-07-21
    listed $109,000
19. 2002-11-04
    soldstatus $40,000
20. 1994-09-30
    soldstatus $25,000

ⓘ 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: $739 · $62/mo
• Projected year-2 tax: $739 · $62/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 4/10 Moderate 7 d/yr ≥97°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,682
• − Mortgage interest: −$5,596
• − Property taxes: −$739
• − Insurance: −$500
• − Repairs & maintenance: −$855
• − Management: −$855
• − Depreciation: −$2,906
• Taxable loss: −$768
• Est. tax savings @ 24.0%: +$184
• After-tax cash flow: $1,098/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: Wetzel County Schools
• NCES district ID: 5401560
• Math proficiency: 25% ▼ -11.00%
• Reading proficiency: 33% ▼ -8.00%
• Median HH income: $38,296
• Composite: 24.22/100
• National rank: #7726
• State rank: #36 of 55 in WV

Livability — Paden City

• Score: 64/100
• State rank: #133
• US rank: #13654

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Paden City, WV
• City population: 2,523
• Population (ZIP): 2,523

Population outlook (Wetzel County) Hauer SSP2

• Today (2025): 14,127 people
• By 2030: 13,248 · -6.2%
• By 2040: 11,611 · -17.8%
• By 2050: 10,193 · -27.8%
• By 2075: 7,753 · -45.1%
• By 2100: 5,922 · -58.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Slovak 1% Serbian 1% Italian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Wetzel

• 2024 margin: Solid R (+55.5) · D 21.0% · R 76.5% · Other 2.5%
• 2008→2024 swing: -49.3pp toward R · 2008: -6.2pp · 2024: -55.5pp
• All cycles: 2024: R+55.5 2020: R+51.8 2016: R+50.3 2012: R+21.6 2008: R+6.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.37%
• Current HPI: 179.1787
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+299.6% since first listed

4 events — show timeline

• 2026-04-16 Listed $99,900 WBOR
• 2023-07-21 Listed $109,000 WBOR
• 2002-11-04 Sold (Public Records) $40,000 Public Records
• 1994-09-30 Sold (Public Records) $25,000 Public Records

Property tax history

+24.2%/yr

Latest (2025): $739 · +9.3% YoY. Source: county tax records.