504 Church St · Spencer, WV 25276

$30,000

3 bd · 1.5 ba · 1,526 sqft · SingleFamily public records · 116 Days on market

Built 1900 6,534 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

This fixer upper is 3 Bedroom, 1.5 Bath home in Spencer WV! Located at 504 Church St. This property offers on-street parking and a convenient spot near shops and restaurants.

Key facts

• 6,534 sq ft lot
• Built 1900
• Listed 116 days

Property features AI

Finance

• Financial info: Annual tax amount available

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: 2-story home; Above-grade finished living area approximately 1,526
• Construction: Vinyl siding; Asphalt/fiberglass roof
• Exterior features: Covered front porch

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas heating; Window air conditioning units
• Interior features: Fixer condition

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $730 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $27k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#69 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Roane County Schools (rural): math 18% / reading 34% proficiency, ranked #47 of 55 in WV (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 25 active listings in the ZIP; 21 units permitted in Roane County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $605 of equity ($207 loan paydown + $398 appreciation (1.3% local appreciation)).
• Roane County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.3% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($27k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $27,300 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
6. 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.
7. 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.
8. 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: 3.94% ✓
• Cap rate: 35.51%
• Cash-on-cash: 104.35%
• DSCR: 5.64
• GRM: 2.1

CMA / ARV

• ARV (on-the-fly): $94,612
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
819 Capitol St	0.40mi	3/2.0	1,610 (+6%)	16mo	$60,000	$37	57
123 Parkway Ave	0.46mi	3/1.5	1,406 (-8%)	17mo	$87,500	$62	51
210 Third St	0.54mi	3/2.0	1,741 (+14%)	13mo	$110,000	$63	39

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

Projected returns pro-forma

1.33% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.66×
• Total profit: $47,583
• Equity at exit: $10,756

10-year hold

• IRR: —
• Equity multiple: 13.81×
• Total profit: $107,643
• Equity at exit: $14,700

Cash invested: $8,400 (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 25276

• Home prices YoY: 0.9%
• Active inventory: 25
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,183 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$35 /mo · $414/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $730

Break-even live

Break-even rent $259

Max offer price $30,000

Occupancy floor 33%

Sensitivity live

Price	-10% $747	-5% $739	+0% $730	+5% $722	+10% $713
Rent	-10% $637	-5% $684	+0% $730	+5% $777	+10% $824
Rate	-1.0pp $746	-0.5pp $738	base $730	+0.5pp $723	+1.0pp $715

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $30,000 Active 116 DOM
2. 2026-06-18
   days on market $30,000 Active 114 DOM
3. 2026-06-17
   days on market $30,000 Active 113 DOM
4. 2026-06-16
   days on market $30,000 Active 112 DOM
5. 2026-06-15
   days on market $30,000 Active 111 DOM
6. 2026-06-15
   days on market $30,000 Active 110 DOM
7. 2026-06-13
   days on market $30,000 Active 109 DOM
8. 2026-06-12
   days on market $30,000 Active 108 DOM
9. 2026-06-09
   days on market $30,000 Active 105 DOM
10. 2026-06-08
    days on market $30,000 Active 104 DOM
11. 2026-06-08
    days on market $30,000 Active 103 DOM
12. 2026-06-07
    days on market $30,000 Active 102 DOM
13. 2026-06-04
    days on market $30,000 Active 100 DOM
14. 2026-06-03
    days on market $30,000 Active 99 DOM
15. 2026-06-02
    days on market $30,000 Active 98 DOM
16. 2026-06-01
    days on market $30,000 Active 97 DOM
17. 2026-05-31
    days on market $30,000 Active 96 DOM
18. 2026-02-24
    listed $30,000 Active
19. 2026-02-21
    historical
20. 2025-08-21
    listed $30,000 Active

ⓘ 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: $414 · $35/mo
• Projected year-2 tax: $414 · $35/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 20 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: $14,200
• − Mortgage interest: −$1,680
• − Property taxes: −$414
• − Insurance: −$150
• − Repairs & maintenance: −$1,136
• − Management: −$1,136
• − Depreciation: −$873
• Taxable income: $8,810
• Est. tax owed @ 24.0%: −$2,114
• After-tax cash flow: $6,651/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: Roane County Schools
• NCES district ID: 5401320
• Math proficiency: 18% ▼ -7.00%
• Reading proficiency: 34% ▼ -4.00%
• Median HH income: $30,703
• Composite: 20.98/100
• National rank: #8468
• State rank: #47 of 55 in WV

Livability — Spencer

• Score: 69/100
• State rank: #69
• US rank: #8422

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Spencer, WV
• Population (ZIP): 7,355

Population outlook (Roane County) Hauer SSP2

• Today (2025): 13,290 people
• By 2030: 12,565 · -5.5%
• By 2040: 11,119 · -16.3%
• By 2050: 9,894 · -25.6%
• By 2075: 7,698 · -42.1%
• By 2100: 6,110 · -54.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Serbian 1% Iranian 1% Lithuanian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Roane

• 2024 margin: Solid R (+53.8) · D 22.1% · R 75.9% · Other 2.1%
• 2008→2024 swing: -46.1pp toward R · 2008: -7.8pp · 2024: -53.8pp
• All cycles: 2024: R+53.8 2020: R+47.9 2016: R+48.8 2012: R+20.8 2008: R+7.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.33%
• Current HPI: 155.2136
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+0.0% since first listed

3 events — show timeline

• 2026-02-24 Listed $30,000 MLSNOW
• 2026-02-21 Listing Removed — MLSNOW
• 2025-08-21 Listed $30,000 MLSNOW

Property tax history

+1.6%/yr

Latest (2025): $414 · +6.8% YoY. Source: county tax records.