29765-29775 State Route 7 · Waverly, WV 45750

$85,000

3 bd · 2.0 ba · 980 sqft · Other · 22 Days on market

Built 1987 3.41 ac lot $87/sqft · 34% below area Est $128k · 34% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This versatile 3.41+/- acre property offers endless possibilities for investors, homeowners, or anyone looking for a beautiful future building site just north of Reno on State Route 7. Featuring two mobile homes with separate utilities, this property has excellent income-producing potential or could serve as multi-family living while building your dream home. The second mobile home (1986 14x66) offers 3 bedrooms, 1.5 baths, a laundry area, kitchen, and living room, while both homes include washer/dryer hookups, stove, refrigerator, and newer metal roofing. The main home offers central air; the 1986 home does not. Both have newer furnaces. The partially wooded acreage provides privacy, room

Key facts

• Separate utilities
• Newer furnaces
• Multi family living

Tags

• SEPARATE UTILITIES
• INCOME PRODUCING POTENTIAL
• MULTI FAMILY LIVING
• NEWER METAL ROOFING
• CENTRAL AIR
• NEWER FURNACES

Property features AI

Finance

• Other: Approximately 3.41 acres lot; About 980 above-grade finished area (source: assessor)
• Financial info: Annual tax information available

Exterior

• Parking: 2-space carport; No garage; Unpaved parking
• Utilities: Public water; Septic tank
• Home design: Single-story home; Metal roof; Aluminum siding
• Construction: Aluminum siding construction; Metal roof
• Exterior features: Outbuilding and storage structure; Rolling slope/rolling terrain; Hilly topography

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 3 main-level bedrooms
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Forced air gas heating; Central air; Window unit(s)
• Interior features: 7 total rooms; Central air and window unit(s)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $85k.

Deal economics

• At list price, monthly cash flow is $717 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#230 in WV) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, employment A; Watch: health & safety D, schools F, amenities F.
• Marietta City (town): math 35% / reading 49% proficiency, ranked #534 of 656 in OH (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 3 units permitted in Washington County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Washington County population projected at -12% 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 ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $30k; list at $85k implies a 186% gain — meaningful room to come down on a strong offer.

Recommended offer $83,725 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.86% ✓
• Cap rate: 16.41%
• Cash-on-cash: 36.14%
• DSCR: 2.61
• GRM: 4.5

CMA / ARV

• ARV (median comp): $128,080
• List price: $85,000
• Delta: -33.64%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 31.9%
• Equity multiple: 2.34×
• Total profit: $31,868
• Equity at exit: $12,674

10-year hold

• IRR: 39.0%
• Equity multiple: 4.63×
• Total profit: $86,492
• Equity at exit: $7,349

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 45750

• Home prices YoY: -32.4%
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,580 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$50 /mo · $604/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $717

Break-even live

Break-even rent $673

Max offer price $85,000

Occupancy floor 50%

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 5 events

1. 2026-05-06
   listed $85,000 Active 1423-char remark
2. 2021-06-30
   historical
3. 2020-06-25
   listed $89,500 Active
4. 2009-09-11
   soldstatus $29,750
5. 1999-10-12
   soldstatus $14,500

ⓘ 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: $604 · $50/mo
• Projected year-2 tax: $604 · $50/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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,961
• − Mortgage interest: −$4,761
• − Property taxes: −$604
• − Insurance: −$425
• − Repairs & maintenance: −$1,517
• − Management: −$1,517
• − Depreciation: −$2,473
• Taxable income: $7,664
• Est. tax owed @ 24.0%: −$1,839
• After-tax cash flow: $6,762/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.

Schools (NCES district)

• District: Marietta City
• NCES district ID: 3910019
• Math proficiency: 35% ▼ -20.00%
• Reading proficiency: 49% ▼ -12.00%
• Median HH income: $39,366
• Composite: 35.08/100
• National rank: #5025
• State rank: #534 of 656 in OH

Livability — Waverly

• Score: 59/100
• State rank: #230
• US rank: #20220

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Washington County
• Metro: Marietta, OH
• Population (ZIP): 26,420
• Household income: $60,229
• Rent vs Own: 29.4% rent · 70.6% own
• Severe rent burden: 727.0

Population outlook (Washington County) Hauer SSP2

• Today (2025): 59,640 people
• By 2030: 58,315 · -2.2%
• By 2040: 55,186 · -7.5%
• By 2050: 52,246 · -12.4%
• By 2075: 45,893 · -23.0%
• By 2100: 38,128 · -36.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 2% Asian 1% Black 1% Hispanic / Latino 1%
• Common ancestry: Italian 2% Slovak 2% Romanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Tagalog/Filipino 1% Other Indo-European 1%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+43.8) · D 27.7% · R 71.5%
• 2008→2024 swing: +40.2pp toward D · 2008: -83.9pp · 2024: -43.8pp
• All cycles: 2024: R+43.8 2020: R+40.8 2016: R+41.6 2012: R+19.4 2008: R+83.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -95.06%
• Current HPI: 198.6235
• Rent YoY: —
• Metro: Marietta, OH
• State GDP YoY: —
• F500 in state: 0

Price history

+486.2% since first listed

6 events — show timeline

• 2026-05-29 Pending — MLSNOW
• 2026-05-06 Listed $85,000 MLSNOW
• 2021-06-30 Listing Removed — MLSNOW
• 2020-06-25 Listed $89,500 MLSNOW
• 2009-09-11 Sold (Public Records) $29,750 Public Records
• 1999-10-12 Sold (Public Records) $14,500 Public Records

Property tax history

+0.8%/yr

Latest (2025): $604 · +17.2% YoY. Source: county tax records.