619 Fall Ave · Weston, WV 26452

$98,500

2 bd · 1.0 ba · 660 sqft · SingleFamily · 143 Days on market

Built 1994 3,920 sqft lot ↓ 22% since listing

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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 +11.0/30.0
• ARV discount +7.5/15.0
• Appreciation +5.6/10.0
• Livability +3.7/5.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks

Well maintained 2 bedroom bungalow, new roof in 2024, new flooring in 24, All appliances convey, Fridge, 24, Range 24, Dish Washer 24, New TV 24 , never has been on. Washer and Dryer. Home is completely furnished with new furnishings and the furnishings convey as well. 2 stall garage which could easily converted into usable space. A green space in the rear of the home. Possession Day of Closing.

Key facts

• Green space
• New flooring
• Completely furnished

Tags

• NEW ROOF
• NEW FLOORING
• ALL APPLIANCES CONVEY
• COMPLETELY FURNISHED
• GREEN SPACE

Property features AI

Exterior

• Parking: 2-car garage with garage door opener; Off-street parking; On-street parking
• Utilities: Public sewer; Cable available
• Home design: Single-family detached residence; 2 stories
• Construction: Block and vinyl siding exterior; Shingle roof; Basement present
• Exterior features: Level lot; Frontage: none

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Finished walk-out basement with concrete construction; Balcony; Deck
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $-42 ($-503/yr) — negative.
• To cash-flow at today's rent, offer at most $92k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $81k (17.9% below list).
• Recommended offer: $81k (17.9% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.2% in Weston — 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 73/100 on livability (#38 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D-, commute F, employment F.
• Lewis County Schools (rural): math 19% / reading 27% proficiency, ranked #53 of 55 in WV (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Peterson-Central Elementary School (math 22% / reading 17%, grade F, #350 of 377 statewide, top 95%, 459 students, 0% FRL); Robert L. Bland Middle School (math 16% / reading 28%, grade F, #95 of 109 statewide, top 88%, 658 students, 0% FRL); Lewis County High School (math 12% / reading 37%, grade F, #91 of 110 statewide, top 85%, 756 students, 0% FRL) — zoned schools average 0% FRL vs 50% district-wide (50 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 37 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($681 loan paydown + $1k appreciation (1.2% local appreciation)).
• Lewis County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $36k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $80,864 (17.9% 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 143 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.82% ✗
• Cap rate: 5.78%
• Cash-on-cash: -1.82%
• DSCR: 0.92
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $17
• Equity at exit: $34,509

10-year hold

• IRR: 4.7%
• Equity multiple: 1.59×
• Total profit: $16,155
• Equity at exit: $46,550

Cash invested: $27,580 (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 26452

• Home prices YoY: 0.8%
• Active inventory: 37
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $809 medium
• Mortgage (P&I): −$517
• Tax est. 1.5%: −$123 /mo · $1,478/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$170
• Net cashflow: $-42

Break-even live

Break-even rent $862

Max offer price $92,439

Occupancy floor —

Sensitivity live

Price	-10% $26	-5% $-8	+0% $-42	+5% $-76	+10% $-110
Rent	-10% $-106	-5% $-74	+0% $-42	+5% $-10	+10% $22
Rate	-1.0pp $8	-0.5pp $-17	base $-42	+0.5pp $-67	+1.0pp $-93

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: $24,625
• Closing costs: $2,955
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-21
   days on market $98,500 Active 143 DOM
2. 2026-06-21
   pricedays on market $98,500 Active 142 DOM
3. 2026-05-18
   status Active
4. 2026-05-06
   historical Active Under Contract
5. 2026-04-27
   price $105,000
6. 2026-04-09
   price $110,000
7. 2026-03-27
   price $120,000
8. 2026-02-06
   price $129,900
9. 2026-01-07
   listed $135,000 Active

ⓘ 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 ≥99°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% 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: $9,704
• − Mortgage interest: −$5,518
• − Property taxes: −$1,478
• − Insurance: −$492
• − Repairs & maintenance: −$776
• − Management: −$776
• − Depreciation: −$2,865
• Taxable loss: −$2,202
• Est. tax savings @ 24.0%: +$528
• After-tax cash flow: $26/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: Lewis County Schools
• NCES district ID: 5400630
• Math proficiency: 19% ▼ -12.00%
• Reading proficiency: 27% ▼ -8.00%
• Median HH income: $36,146
• Composite: 19.05/100
• National rank: #8843
• State rank: #53 of 55 in WV

Livability — Weston

• Score: 73/100
• State rank: #38
• US rank: #5368

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Weston, WV
• Population (ZIP): 9,374

Population outlook (Lewis County) Hauer SSP2

• Today (2025): 16,382 people
• By 2030: 16,293 · -0.5%
• By 2040: 15,999 · -2.3%
• By 2050: 15,569 · -5.0%
• By 2075: 14,450 · -11.8%
• By 2100: 12,164 · -25.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Serbian 1% Iranian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Lewis

• 2024 margin: Solid R (+59.3) · D 19.5% · R 78.8% · Other 1.8%
• 2008→2024 swing: -25.6pp toward R · 2008: -33.7pp · 2024: -59.3pp
• All cycles: 2024: R+59.3 2020: R+56.9 2016: R+56.8 2012: R+42.1 2008: R+33.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.17%
• Current HPI: 144.3377
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-22.2% since first listed

7 events — show timeline

• 2026-05-18 Relisted — NCWVREIN
• 2026-05-06 Contingent — NCWVREIN
• 2026-04-27 Price Changed $105,000 NCWVREIN
• 2026-04-09 Price Changed $110,000 NCWVREIN
• 2026-03-27 Price Changed $120,000 NCWVREIN
• 2026-02-06 Price Changed $129,900 NCWVREIN
• 2026-01-07 Listed $135,000 NCWVREIN