326 Hayton Dr · Prichard, WV 25555

$49,900

2 bd · 2.0 ba · 1,376 sqft · SingleFamily · 78 Days on market

Built 1963 Poor condition 0.75 ac lot $36/sqft · 60% below area

---

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
• Appreciation +7.0/10.0
• Livability +2.8/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +1.5/5.0

Listing remarks MLS

Nice private setting and detached garage. HomeSteps offers homes prior to competition from investors through the Freddie Mac First Look Initiative. This ongoing initiative offers owner occupant homebuyers, Neighborhood Stabilization Program (NSP) grantees and non-profits engaged in community stabilization efforts the ability to purchase HomeSteps homes during their initial 30 days of listing, without competition from investors. The purchaser does not need to be a first time homebuyer to be eligible provided, however, that they are buying the home as their primary residence.

Key facts

• Private setting
• Detached garage
• 0.75 acre lot

Tags

• PRIVATE SETTING
• DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $50k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $515 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $47k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#276 in WV) — a working-class tenant base; expect higher turnover. Strengths: employment A+, cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Wayne County Schools (rural): math 25% / reading 38% proficiency, ranked #25 of 55 in WV (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 8 active listings in the ZIP; 67 units permitted in Wayne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($345 loan paydown + $2k appreciation (4.1% local appreciation)).
• Wayne County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.1% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($47k) is reasonable based on typical stale-listing flexibility.

Recommended offer $46,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 2.18% ✓
• Cap rate: 18.69%
• Cash-on-cash: 44.27%
• DSCR: 2.97
• GRM: 3.8

CMA / ARV

• ARV (median comp): $125,094
• List price: $49,900
• Delta: -60.11%
• Verdict: UNDERPRICED
• Comps: 7 within 2.0 mi

Projected returns pro-forma

4.09% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 51.1%
• Equity multiple: 3.99×
• Total profit: $41,804
• Equity at exit: $25,569

10-year hold

• IRR: 49.7%
• Equity multiple: 8.11×
• Total profit: $99,366
• Equity at exit: $42,037

Cash invested: $13,972 (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 25555

• Home prices YoY: 3.0%
• Active inventory: 8
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,089 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $515

Break-even live

Break-even rent $437

Max offer price $49,900

Occupancy floor 48%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $49,900 Active 78 DOM
2. 2026-06-18
   days on market $49,900 Active 77 DOM
3. 2026-06-17
   days on market $49,900 Active 76 DOM
4. 2026-06-16
   days on market $49,900 Active 75 DOM
5. 2026-06-16
   price $49,900 Active 74 DOM
6. 2026-06-15
   days on market $69,900 Active 74 DOM
7. 2026-06-14
   days on market $69,900 Active 72 DOM
8. 2026-06-12
   days on market $69,900 Active 71 DOM
9. 2026-06-09
   days on market $69,900 Active 68 DOM
10. 2026-06-08
    days on market $69,900 Active 67 DOM
11. 2026-06-07
    days on market $69,900 Active 66 DOM
12. 2026-06-05
    days on market $69,900 Active 63 DOM
13. 2026-06-03
    days on market $69,900 Active 62 DOM
14. 2026-06-02
    days on market $69,900 Active 61 DOM
15. 2026-06-01
    days on market $69,900 Active 60 DOM
16. 2026-05-31
    days on market $69,900 Active 59 DOM
17. 2026-05-30
    days on market $69,900 Active 58 DOM
18. 2026-03-27
    listed $69,900 Active 580-char remark

    Show marketing remark (580 chars)

    Nice private setting and detached garage. HomeSteps offers homes prior to competition from investors through the Freddie Mac First Look Initiative. This ongoing initiative offers owner occupant homebuyers, Neighborhood Stabilization Program (NSP) grantees and non-profits engaged in community stabilization efforts the ability to purchase HomeSteps homes during their initial 30 days of listing, without competition from investors. The purchaser does not need to be a first time homebuyer to be eligible provided, however, that they are buying the home as their primary residence.

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $13,068
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$1,045
• − Management: −$1,045
• − Depreciation: −$1,452
• Taxable income: $5,733
• Est. tax owed @ 24.0%: −$1,376
• After-tax cash flow: $4,810/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 · 10 photos

Poor 30/100 Extensive rehab

This property requires extensive renovations, including kitchen and bathroom updates, roof and siding replacement, and landscaping improvements. These upgrades will significantly increase its resale and rental value.

Repairs flagged

• Major Kitchen cabinets — Severe wear and tear, likely requiring replacement.
• Major Bathroom fixtures — Outdated and worn, likely requiring replacement.
• Major Roof — No visible damage, but the large roof footprint suggests potential issues.
• Major Siding — Weathered and damaged, likely requiring replacement.
• Major Landscaping — Overgrown and unkempt, requiring trimming and planting.
• Major Detached shed — In poor condition, likely requiring repair or replacement.

Value-add opportunities

• Resale Kitchen renovation — A new kitchen will attract more buyers and increase the home's value.
• Resale Bathroom renovation — Upgraded bathrooms will appeal to potential buyers and increase the home's value.
• Resale Roof replacement — A new roof will improve the home's curb appeal and increase its value.
• Resale Siding replacement — New siding will improve the home's curb appeal and increase its value.
• Both Landscaping — A well-maintained yard will improve the home's curb appeal and attract more renters.
• Resale Detached shed repair/replacement — A functional and attractive shed will improve the home's curb appeal and increase its value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Severe wear and tear, likely requiring replacement.	Major	$15,000–50,000
Bathroom fixtures · Outdated and worn, likely requiring replacement.	Major	$15,000–50,000
Roof · No visible damage, but the large roof footprint suggests potential issues.	Major	$15,000–50,000
Siding · Weathered and damaged, likely requiring replacement.	Major	$15,000–50,000
Landscaping · Overgrown and unkempt, requiring trimming and planting.	Major	$15,000–50,000
Detached shed · In poor condition, likely requiring repair or replacement.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale Kitchen renovation — A new kitchen will attract more buyers and increase the home's value. ↑
• Resale Bathroom renovation — Upgraded bathrooms will appeal to potential buyers and increase the home's value. ↑
• Resale Roof replacement — A new roof will improve the home's curb appeal and increase its value. ↑
• Resale Siding replacement — New siding will improve the home's curb appeal and increase its value. ↑
• Both Landscaping — A well-maintained yard will improve the home's curb appeal and attract more renters. ↑
• Resale Detached shed repair/replacement — A functional and attractive shed will improve the home's curb appeal and increase its 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: Wayne County Schools
• NCES district ID: 5401500
• Math proficiency: 25% ▼ -15.00%
• Reading proficiency: 38% ▼ -10.00%
• Median HH income: $36,283
• Composite: 26.08/100
• National rank: #7297
• State rank: #25 of 55 in WV

Livability — Prichard

• Score: 55/100
• State rank: #276
• US rank: #23008

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,083

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 38,267 people
• By 2030: 36,578 · -4.4%
• By 2040: 33,034 · -13.7%
• By 2050: 29,671 · -22.5%
• By 2075: 22,901 · -40.2%
• By 2100: 17,421 · -54.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Romanian 5% Lithuanian 1%
• Foreign-born: 4%
• Languages at home: 95% English-only · Arabic 4% Other Asian/Pacific 1%

Political lean MEDSL · Wayne

• 2024 margin: Solid R (+53.4) · D 22.4% · R 75.8% · Other 1.8%
• 2008→2024 swing: -35.1pp toward R · 2008: -18.2pp · 2024: -53.4pp
• All cycles: 2024: R+53.4 2020: R+50.1 2016: R+51.3 2012: R+27.0 2008: R+18.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.09%
• Current HPI: 141.4831
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-03-27 Listed $69,900 HBRMLS