314 3rd Ave · Ripley, WV 25271

$125,000

2 bd · 1.0 ba · 944 sqft · SingleFamily public records · 34 Days on market

Built 1940 4,356 sqft 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 +11.3/30.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.4/10.0
• 1% rule +2.1/10.0

Listing remarks MLS

Very well maintained two bedroom, one bath home in the heart of Ripley! Large flat yard and outbuilding included! This home is within walking distance of schools and the city park! Upstairs is a large bonus room or possible 3rd bedroom! This home is a must see and won’t last long! Motivated seller!

Key facts

• Covered front porch
• Upstairs bonus area
• Main-level living

Tags

• COVERED FRONT PORCH
• FULLY FENCED BACKYARD
• MAIN-LEVEL LIVING
• UPSTAIRS BONUS AREA

Property features AI

Exterior

• Security: Smoke detectors
• Utilities: Public water
• Home design: Single family residence; Residential property
• Construction: Block construction; Vinyl siding; Metal roof
• Exterior features: Patio; Porch; Fenced yard

Interior

• Kitchen: Eat-in kitchen; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 7 total rooms
• Flooring: Carpet; Hardwood; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Forced air heating; Heat pump
• Interior features: Eat-in kitchen; Insulated windows; Dishwasher; Electric range; Microwave; Refrigerator

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $-45 ($-538/yr) — negative.
• To cash-flow at today's rent, offer at most $117k (6.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $88k (29.5% below list).
• Recommended offer: $88k (29.5% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 2.7% in Ripley — 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 74/100 on livability (#35 in WV, #4,915 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities D, commute F, employment D-.
• Jackson County Schools (town): math 38% / reading 45% proficiency, ranked #4 of 55 in WV (top 7%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ripley Elementary School (math 42% / reading 35%, grade F, #126 of 377 statewide, top 34%, 563 students, 0% FRL); Ripley Middle School (math 27% / reading 47%, grade F, #28 of 109 statewide, top 27%, 613 students, 0% FRL); Ripley High School (math 22% / reading 47%, grade F, #42 of 110 statewide, top 47%, 812 students, 0% FRL) — zoned schools average 0% FRL vs 41% district-wide (41 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 43 active listings in the ZIP; 1 units permitted in Jackson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Jackson County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $92k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,140 (29.5% 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. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.71% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.54%
• DSCR: 0.93
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $65,136
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
328 1st Ave	0.12mi	3/1.0 (+1)	944 (0%)	12mo	$8,500	$9	80
230 2nd Ave	0.16mi	2/1.0	840 (-11%)	11mo	$120,000	$143	65
248 1st Ave	0.15mi	3/2.0 (+1)	1,040 (+10%)	5mo	$72,000	$69	63
413 N Church St	0.62mi	2/1.0	840 (-11%)	15mo	$67,000	$80	40
350 Klondyke Rd	0.58mi	3/1.0 (+1)	1,044 (+11%)	13mo	$63,500	$61	39

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

Projected returns pro-forma

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

5-year hold

• IRR: -18.9%
• Equity multiple: 0.34×
• Total profit: $-23,171
• Equity at exit: $18,638

10-year hold

• IRR: -11.5%
• Equity multiple: 0.31×
• Total profit: $-24,104
• Equity at exit: $10,808

Cash invested: $35,000 (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 25271

• Home prices YoY: -2.8%
• Active inventory: 43
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $881 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$34 /mo · $402/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $-45

Break-even live

Break-even rent $938

Max offer price $117,085

Occupancy floor —

Sensitivity live

Price	-10% $26	-5% $-9	+0% $-45	+5% $-80	+10% $-116
Rent	-10% $-114	-5% $-80	+0% $-45	+5% $-10	+10% $25
Rate	-1.0pp $18	-0.5pp $-13	base $-45	+0.5pp $-77	+1.0pp $-110

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-15
   statusdays on market $125,000 Pending 34 DOM
2. 2026-06-13
   days on market $125,000 Active 33 DOM
3. 2026-06-12
   days on market $125,000 Active 32 DOM
4. 2026-06-09
   days on market $125,000 Active 29 DOM
5. 2026-06-08
   days on market $125,000 Active 28 DOM
6. 2026-06-08
   days on market $125,000 Active 27 DOM
7. 2026-06-07
   days on market $125,000 Active 26 DOM
8. 2026-06-04
   days on market $125,000 Active 24 DOM
9. 2026-06-03
   days on market $125,000 Active 23 DOM
10. 2026-06-02
    days on market $125,000 Active 22 DOM
11. 2026-06-01
    days on market $125,000 Active 21 DOM
12. 2026-05-31
    days on market $125,000 Active 20 DOM
13. 2026-05-11
    listed $125,000 Active
14. 2021-09-29
    soldstatus $92,000
15. 2021-09-28
    soldstatus $92,000 305-char remark

    Show marketing remark (305 chars)

    Very well maintained two bedroom, one bath home in the heart of Ripley! Large flat yard and outbuilding included! This home is within walking distance of schools and the city park! Upstairs is a large bonus room or possible 3rd bedroom! This home is a must see and won’t last long! Motivated seller!

16. 2021-04-10
    listed $90,000 305-char remark

    Show marketing remark (305 chars)

    Very well maintained two bedroom, one bath home in the heart of Ripley! Large flat yard and outbuilding included! This home is within walking distance of schools and the city park! Upstairs is a large bonus room or possible 3rd bedroom! This home is a must see and won’t last long! Motivated seller!

ⓘ 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: $402 · $34/mo
• Projected year-2 tax: $738 · $61/mo
• Expected delta: +$335/yr (+$28/mo · 83.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 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: $10,577
• − Mortgage interest: −$7,002
• − Property taxes: −$402
• − Insurance: −$625
• − Repairs & maintenance: −$846
• − Management: −$846
• − Depreciation: −$3,636
• Taxable loss: −$2,781
• Est. tax savings @ 24.0%: +$667
• After-tax cash flow: $130/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: Jackson County Schools
• NCES district ID: 5400540
• Math proficiency: 38% ▼ -6.00%
• Reading proficiency: 45% ▼ -6.00%
• Median HH income: $41,632
• Composite: 34.92/100
• National rank: #5070
• State rank: #4 of 55 in WV

Livability — Ripley

• Score: 74/100
• State rank: #35
• US rank: #4915

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ripley, WV
• Population (ZIP): 7,974

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 28,752 people
• By 2030: 28,271 · -1.7%
• By 2040: 26,970 · -6.2%
• By 2050: 25,248 · -12.2%
• By 2075: 20,926 · -27.2%
• By 2100: 15,573 · -45.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Asian 1%
• Common ancestry: Slovak 2% Serbian 2% Lithuanian 2%
• Foreign-born: 2%
• Languages at home: 98% English-only · German/W. Germanic 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+56.2) · D 21.1% · R 77.3% · Other 1.7%
• 2008→2024 swing: -37.5pp toward R · 2008: -18.7pp · 2024: -56.2pp
• All cycles: 2024: R+56.2 2020: R+51.0 2016: R+52.1 2012: R+30.9 2008: R+18.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -5.15%
• Current HPI: 177.0141
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+38.9% since first listed

4 events — show timeline

• 2026-05-11 Listed $125,000 KVBOR
• 2021-09-29 Sold (Public Records) $92,000 Public Records
• 2021-09-28 Sold (MLS) $92,000 KVBOR
• 2021-04-10 Listed $90,000 KVBOR

Property tax history

+2.6%/yr

Latest (2025): $402 · +1.4% YoY. Source: county tax records.