515 Court Ave · Weston, WV 26452

$95,000

5 bd · 1.0 ba · 2,716 sqft · SingleFamily · 259 Days on market

Built 1910 ↓ 14% since listing

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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 +27.7/30.0
• DSCR +9.8/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Appreciation +5.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks

MOTIVATED SELLER! Talk about potential! This home offers the space and location that works for just about anyone! This property was once a duplex, offering living space upstairs and downstairs (the stairs for a private entrance are still there!). This home has now been converted to a huge house with 5 bedrooms and an optional 6th room that could offer yet another bedroom or flex space! There is hardwood floors throughout, that with a little love, could be restored to its full beauty! This home could be converted back into a duplex, or it could stay as a 2700+ sqft single residence! So much original charm has been left in this home and with a little TLC, it will be absolutely stunning!

Key facts

• Community pool
• Built 1910
• Listed 259 days

Property features AI

Finance

• Other: Listed by GARTON REAL ESTATE GROUP
• HOA & community: Community amenities include golf, pool, and tennis courts

Exterior

• Parking: Off-street and on-street parking
• Utilities: Public water; Public sewer
• Home design: Detached single-family residence; 2 stories
• Construction: Aluminum siding and frame construction
• Exterior features: Front porch; Shingle roof; Corner, level lot

Interior

• Bedrooms: 9 total rooms (bedroom count not specified)
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating
• Interior features: Wood flooring; Five fireplaces; Basement is concrete, partial, and unfinished

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $221 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 4.2% in Weston — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 73/100 on livability (#38 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D-, commute F, employment F.
• Lewis County Schools (rural): math 19% / reading 27% proficiency, ranked #53 of 55 in WV (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Peterson-Central Elementary School (math 22% / reading 17%, grade F, #350 of 377 statewide, top 95%, 459 students, 0% FRL); Robert L. Bland Middle School (math 16% / reading 28%, grade F, #95 of 109 statewide, top 88%, 658 students, 0% FRL); Lewis County High School (math 12% / reading 37%, grade F, #91 of 110 statewide, top 85%, 756 students, 0% FRL) — zoned schools average 0% FRL vs 50% district-wide (50 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 37 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($657 loan paydown + $1k appreciation (1.2% local appreciation)).
• Lewis County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.2% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 259 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 259 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 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.26% ✓
• Cap rate: 9.93%
• Cash-on-cash: 12.98%
• DSCR: 1.58
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $198,268
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
235 Center Ave	0.34mi	4/2.0 (-1)	2,640 (-3%)	4mo	$28,000	$11	67
567 Center Ave	0.09mi	4/1.5 (-1)	2,452 (-10%)	7mo	$132,000	$54	67
117 W 7th St	0.09mi	4/1.5 (-1)	2,470 (-9%)	11mo	$180,000	$73	65
837 Cliff	0.38mi	4/2.0 (-1)	2,485 (-8%)	6mo	$185,000	$74	54
103-109 Center Ave	0.51mi	4/2.5 (-1)	2,915 (+7%)	4mo	$165,000	$57	50
10 Nutter Ct	0.40mi	4/1.5 (-1)	2,579 (-5%)	23mo	$190,000	$74	46
254 Cottage Ave	0.72mi	4/3.0 (-1)	2,510 (-8%)	12mo	$220,000	$88	30

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

Projected returns pro-forma

1.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.2%
• Equity multiple: 1.63×
• Total profit: $16,733
• Equity at exit: $33,283

10-year hold

• IRR: 15.8%
• Equity multiple: 2.95×
• Total profit: $51,794
• Equity at exit: $44,896

Cash invested: $26,600 (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 26452

• Home prices YoY: 0.8%
• Active inventory: 37
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,195 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $221

Break-even live

Break-even rent $915

Max offer price $95,000

Occupancy floor 76%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $95,000 Active 259 DOM
2. 2026-06-17
   days on market $95,000 Active 258 DOM
3. 2026-06-16
   days on market $95,000 Active 257 DOM
4. 2026-06-15
   days on market $95,000 Active 256 DOM
5. 2026-06-15
   days on market $95,000 Active 255 DOM
6. 2026-06-13
   days on market $95,000 Active 254 DOM
7. 2026-06-12
   days on market $95,000 Active 253 DOM
8. 2026-06-09
   days on market $95,000 Active 250 DOM
9. 2026-06-08
   days on market $95,000 Active 249 DOM
10. 2026-06-08
    days on market $95,000 Active 248 DOM
11. 2026-06-07
    days on market $95,000 Active 247 DOM
12. 2026-06-04
    days on market $95,000 Active 245 DOM
13. 2026-06-03
    days on market $95,000 Active 244 DOM
14. 2026-06-02
    days on market $95,000 Active 243 DOM
15. 2026-06-01
    days on market $95,000 Active 242 DOM
16. 2026-05-31
    days on market $95,000 Active 241 DOM
17. 2026-05-01
    price $95,000
18. 2026-04-03
    status Active
19. 2025-10-01
    listed $110,000 Active

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 21 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: $14,344
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$1,272
• − Repairs & maintenance: −$1,148
• − Management: −$1,148
• − Depreciation: −$2,764
• Taxable income: $1,266
• Est. tax owed @ 24.0%: −$304
• After-tax cash flow: $2,352/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: Lewis County Schools
• NCES district ID: 5400630
• Math proficiency: 19% ▼ -12.00%
• Reading proficiency: 27% ▼ -8.00%
• Median HH income: $36,146
• Composite: 19.05/100
• National rank: #8843
• State rank: #53 of 55 in WV

Livability — Weston

• Score: 73/100
• State rank: #38
• US rank: #5368

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Weston, WV
• Population (ZIP): 9,374

Population outlook (Lewis County) Hauer SSP2

• Today (2025): 16,382 people
• By 2030: 16,293 · -0.5%
• By 2040: 15,999 · -2.3%
• By 2050: 15,569 · -5.0%
• By 2075: 14,450 · -11.8%
• By 2100: 12,164 · -25.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Serbian 1% Iranian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Lewis

• 2024 margin: Solid R (+59.3) · D 19.5% · R 78.8% · Other 1.8%
• 2008→2024 swing: -25.6pp toward R · 2008: -33.7pp · 2024: -59.3pp
• All cycles: 2024: R+59.3 2020: R+56.9 2016: R+56.8 2012: R+42.1 2008: R+33.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.17%
• Current HPI: 144.3377
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-13.6% since first listed

3 events — show timeline

• 2026-05-01 Price Changed $95,000 NCWVREIN
• 2026-04-03 Relisted — NCWVREIN
• 2025-10-01 Listed $110,000 NCWVREIN