42 Madison Ave · Corinne, WV 25826

$85,000

2 bd · 2.0 ba · 1,794 sqft · SingleFamily · 23 Days on market

Fair condition 3,920 sqft 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 +26.1/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Appreciation +5.0/10.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Livability +2.2/5.0
• Condition / age +2.2/5.0

Listing remarks

This unique property offers endless potential in a beautiful, established area. The solidly constructed church building features an open interior layout ideal for a loft-style renovation, creative workspace, event venue, studio, or one-of-a-kind residence. With soaring ceilings and expansive open space, the possibilities are limited only by your imagination. Also included is a comfortable home next door, perfect for a residence, guest house, rental income, or office space. The property features a nice yard adding charm to this exceptional opportunity.

Key facts

• Expansive open space
• Soaring ceilings
• Open interior layout

Tags

• OPEN INTERIOR LAYOUT
• SOARING CEILINGS
• EXPANSIVE OPEN SPACE

Property features AI

Exterior

• Parking: Other parking
• Utilities: Public water; Septic tank sewer
• Home design: Residential single-family home
• Construction: Frame construction; Vinyl siding
• Exterior features: Metal roof

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 4 total rooms
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 2 half bathrooms
• Heating & cooling: Heat pump; Forced air; Has cooling; Has heating
• Interior features: Eat-in kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $85k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $160 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 44/100 on livability (#355 in WV) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Wyoming County Schools (rural): math 20% / reading 38% proficiency, ranked #37 of 55 in WV (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Mullens Elementary School (math 32% / reading 37%, grade F, #148 of 377 statewide, top 49%, 177 students, 0% FRL); Mullens Middle School (math 8% / reading 37%, grade F, #94 of 109 statewide, top 86%, 135 students, 0% FRL); Wyoming County East High School (math 17% / reading 37%, grade F, #79 of 110 statewide, top 78%, 473 students, 0% FRL) — zoned schools average 0% FRL vs 54% district-wide (54 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 3 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($588 loan paydown + $3k appreciation (3.0% local appreciation)).
• Wyoming County population projected at -34% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,725 (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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.20% ✓
• Cap rate: 9.33%
• Cash-on-cash: 10.85%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 15.1%
• Equity multiple: 1.86×
• Total profit: $20,460
• Equity at exit: $38,220

10-year hold

• IRR: 16.8%
• Equity multiple: 3.46×
• Total profit: $58,662
• Equity at exit: $58,901

Cash invested: $23,800 (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 25826

• Active inventory: 3
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,016 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $160

Break-even live

Break-even rent $814

Max offer price $85,000

Occupancy floor 79%

Sensitivity live

Price	-10% $218	-5% $189	+0% $160	+5% $130	+10% $101
Rent	-10% $79	-5% $120	+0% $160	+5% $200	+10% $240
Rate	-1.0pp $202	-0.5pp $181	base $160	+0.5pp $138	+1.0pp $115

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $85,000 Active 23 DOM
2. 2026-06-18
   days on market $85,000 Active 21 DOM
3. 2026-06-17
   days on market $85,000 Active 20 DOM
4. 2026-06-16
   days on market $85,000 Active 19 DOM
5. 2026-06-15
   days on market $85,000 Active 18 DOM
6. 2026-06-15
   days on market $85,000 Active 17 DOM
7. 2026-06-13
   days on market $85,000 Active 16 DOM
8. 2026-06-12
   days on market $85,000 Active 15 DOM
9. 2026-06-09
   days on market $85,000 Active 12 DOM
10. 2026-06-08
    days on market $85,000 Active 11 DOM
11. 2026-06-08
    days on market $85,000 Active 10 DOM
12. 2026-06-07
    days on market $85,000 Active 9 DOM
13. 2026-06-04
    days on market $85,000 Active 7 DOM
14. 2026-06-03
    days on market $85,000 Active 6 DOM
15. 2026-06-02
    days on market $85,000 Active 5 DOM
16. 2026-06-01
    days on market $85,000 Active 4 DOM
17. 2026-05-31
    days on market $85,000 Active 3 DOM

ⓘ 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 (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 8 d/yr ≥94°F today · 24 d/yr by 30 yrs out
• 💨 Wind 1/10 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: $12,192
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$1,092
• − Repairs & maintenance: −$975
• − Management: −$975
• − Depreciation: −$2,473
• Taxable income: $641
• Est. tax owed @ 24.0%: −$154
• After-tax cash flow: $1,762/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 · 13 photos

Fair 45/100 Moderate rehab

This church building requires moderate renovations, focusing on updating the carpet and painting the interior walls to enhance its resale and rental value.

Repairs flagged

• Major Carpet — Severe wear
• Minor Paint — Slight chipping

Value-add opportunities

• Resale New carpet — Enhances aesthetics and comfort
• Resale Paint interior walls — Improves curb appeal and interior appearance
• Both Update flooring — Enhances both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Carpet · Severe wear	Major	$15,000–50,000
Paint · Slight chipping	Minor	$500–3,000
Total estimated repair cost · 2 items		$15,500–53,000

Value-add ROI direction

• Resale New carpet — Enhances aesthetics and comfort ↑
• Resale Paint interior walls — Improves curb appeal and interior appearance ↑
• Both Update flooring — Enhances both resale and rental value ↑

ⓘ 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: Wyoming County Schools
• NCES district ID: 5401650
• Math proficiency: 20% ▼ -11.00%
• Reading proficiency: 38% ▼ -8.00%
• Median HH income: $35,763
• Composite: 23.94/100
• National rank: #7783
• State rank: #37 of 55 in WV

Livability — Corinne

• Score: 44/100
• State rank: #355
• US rank: #26755

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Corinne, WV
• Population (ZIP): 660

Population outlook (Wyoming County) Hauer SSP2

• Today (2025): 19,301 people
• By 2030: 17,775 · -7.9%
• By 2040: 14,923 · -22.7%
• By 2050: 12,703 · -34.2%
• By 2075: 8,812 · -54.3%
• By 2100: 6,146 · -68.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 8%

Political lean MEDSL · Wyoming

• 2024 margin: Solid R (+73.0) · D 12.9% · R 86.0% · Other 1.1%
• 2008→2024 swing: -48.0pp toward R · 2008: -25.1pp · 2024: -73.0pp
• All cycles: 2024: R+73.0 2020: R+72.1 2016: R+70.0 2012: R+55.7 2008: R+25.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-28 Listed $85,000 KVBOR