629 Chestnut St · Kenova, WV 25530

$100,000

3 bd · 2.0 ba · 1,688 sqft · SingleFamily public records · 10 Days on market

Built 1955

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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 +21.8/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.0/10.0
• Livability +4.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Great neighborhood! The whole house is original Hardwood flooring except for the bathrooms and laundry room. Has a nice pantry. The master bedroom has a double vanity. This house has lots of closet space and a back deck. It & acirc; & euro; & trade; s a lot bigger on the inside than it looks on the outside. Double lot! There & acirc; & euro; & trade; s a large closet off of one room that could potentially be a small additional bedroom. The kitchen has stainless steel stove top and in the wall oven. It does need some TLC. Will send pictures to serious inquiries.

Key facts

• Hardwood flooring
• Double lot
• Back deck

Tags

• HARDWOOD FLOORING
• NICE PANTRY
• CLOSET SPACE
• BACK DECK
• DOUBLE LOT
• STAINLESS STEEL STOVE TOP

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $156 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).

Location & tenants

• Location reads 84/100 on livability (#6 in WV, #796 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, cost of living A+; Watch: schools F, employment D-.
• 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: 25 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 $11k of equity ($691 loan paydown + $10k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $65k; list at $100k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,000

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.00% ✓
• Cap rate: 8.16%
• Cash-on-cash: 6.68%
• DSCR: 1.30
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $202,560
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
60 Goodwill Rd	0.69mi	3/1.0	1,776 (+5%)	3mo	$118,300	$67	53
212 13th St	0.57mi	3/2.0	1,481 (-12%)	1mo	$120,000	$81	52
13 Fairwood Ln	0.32mi	3/1.5	1,894 (+12%)	14mo	$275,000	$145	51
214 15th St	0.72mi	3/2.0	1,540 (-9%)	2mo	$170,000	$110	50
1114 Chestnut St	0.43mi	4/2.0 (+1)	1,936 (+15%)	6mo	$232,000	$120	46
138 2nd Street St W	0.39mi	3/2.0	1,512 (-10%)	24mo	$160,000	$106	44
135 Park Ter	0.29mi	2/2.0 (-1)	1,457 (-14%)	19mo	$195,000	$134	42
411 15th St	0.73mi	3/1.5	1,465 (-13%)	12mo	$183,000	$125	32

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.1%
• Equity multiple: 3.30×
• Total profit: $64,369
• Equity at exit: $90,088

10-year hold

• IRR: 25.3%
• Equity multiple: 7.49×
• Total profit: $181,712
• Equity at exit: $194,278

Cash invested: $28,000 (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 25530

• Home prices YoY: 7.7%
• Active inventory: 25
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,001 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$69 /mo · $824/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $156

Break-even live

Break-even rent $803

Max offer price $100,000

Occupancy floor 79%

Sensitivity live

Price	-10% $212	-5% $184	+0% $156	+5% $128	+10% $99
Rent	-10% $77	-5% $116	+0% $156	+5% $195	+10% $235
Rate	-1.0pp $206	-0.5pp $181	base $156	+0.5pp $130	+1.0pp $104

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-16
   status $100,000 Under Contract 10 DOM
2. 2026-06-15
   days on market $100,000 Active 10 DOM
3. 2026-06-14
   days on market $100,000 Active 8 DOM
4. 2026-06-12
   days on market $100,000 Active 7 DOM
5. 2026-06-09
   days on market $100,000 Active 4 DOM
6. 2026-06-08
   days on market $100,000 Active 3 DOM
7. 2026-06-07
   remarks 567-char remark
8. 2026-06-07
   listed $100,000 Active 2 DOM

ⓘ 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: $824 · $69/mo
• Projected year-2 tax: $824 · $69/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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 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: $12,009
• − Mortgage interest: −$5,602
• − Property taxes: −$824
• − Insurance: −$500
• − Repairs & maintenance: −$961
• − Management: −$961
• − Depreciation: −$2,909
• Taxable income: $253
• Est. tax owed @ 24.0%: −$61
• After-tax cash flow: $1,809/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: 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 — Kenova

• Score: 84/100
• State rank: #6
• US rank: #796

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kenova, WV
• Population (ZIP): 6,642

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 (94%)
• Race & ethnicity: White 94% Two or more races 4% Black 2%
• Common ancestry: Scottish 4% Italian 4% Serbian 2%

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: ▲ 14.35%
• Current HPI: 201.9673
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+53.8% since first listed

2 events — show timeline

• 2026-06-06 Listed $100,000 FSBO.com
• 1994-10-24 Sold (Public Records) $65,000 Public Records

Property tax history

+10.0%/yr

Latest (2025): $824 · +7.0% YoY. Source: county tax records.