215 Wiseman Ave · Fayetteville, WV 25840

$79,900

2 bd · 1.0 ba · 1,122 sqft · SingleFamily public records · 92 Days on market

Built 1911 4,835 sqft lot

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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 +28.1/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

One level living right in town and walking distance to all of the little shops & restaurants in Fayetteville. New River Gorge Bridge is minutes away with tons of out door activities. Hiking, kayaking, white water rafting just to name a few. Home has large living room with double sided fireplace. Large open dining kitchen area. Large full bath/laundry room. Covered front porch.

Key facts

• Approved plans
• Historic cottage
• Custom floor plan

Tags

• HISTORIC COTTAGE
• ORIGINAL BRICK FIREPLACES
• CUSTOM FLOOR PLAN
• APPROVED PLANS
• ACCESS TO OUTDOOR DESTINATIONS
• WALK TO LOCAL EATERIES

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story above grade
• Construction: Metal siding; Vinyl siding; Other construction materials; Asphalt roof; Other roof materials; Crawl space basement
• Exterior features: Covered patio/porch; Level, landscaped lot; Shed(s); Has view

Interior

• Kitchen: No appliances included
• Bedrooms: 2 main level bedrooms
• Flooring: Wood flooring; Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating (type: other); No cooling
• Interior features: Eat-in kitchen; Fireplace; Other interior features
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $251 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#164 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety F.
• Fayette County Schools (suburban): math 17% / reading 31% proficiency, ranked #51 of 55 in WV (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Fayetteville Pk-8 (math 14%, 587 students, 0% FRL) — zoned schools average 0% FRL vs 54% district-wide (54 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 19 active listings in the ZIP; 26 units permitted in Fayette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Fayette County population projected at -23% 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 $22k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 3 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 $62k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1911 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 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 1911 — 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: 1.27% ✓
• Cap rate: 10.06%
• Cash-on-cash: 13.45%
• DSCR: 1.60
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $209,814
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
136 Grace St	0.25mi	2/1.0	1,114 (-1%)	19mo	$175,000	$157	72
136 Lively St	0.13mi	3/1.0 (+1)	1,232 (+10%)	15mo	$185,000	$150	60
119 Tully St	0.71mi	3/1.0 (+1)	960 (-14%)	2mo	$250,000	$260	36
128 3rd St	0.69mi	3/2.0 (+1)	988 (-12%)	4mo	$185,000	$187	36
130 First Ave	0.69mi	3/2.0 (+1)	1,230 (+10%)	14mo	$250,000	$203	31

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: 3.5%
• Equity multiple: 1.14×
• Total profit: $3,041
• Equity at exit: $11,913

10-year hold

• IRR: 13.1%
• Equity multiple: 2.04×
• Total profit: $23,271
• Equity at exit: $6,908

Cash invested: $22,372 (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 25840

• Home prices YoY: -20.8%
• Active inventory: 19
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,012 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$96 /mo · $1,156/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $251

Break-even live

Break-even rent $694

Max offer price $79,900

Occupancy floor 70%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $79,900 Active 92 DOM
2. 2026-06-18
   days on market $79,900 Active 91 DOM
3. 2026-06-17
   days on market $79,900 Active 90 DOM
4. 2026-06-16
   days on market $79,900 Active 89 DOM
5. 2026-06-15
   days on market $79,900 Active 88 DOM
6. 2026-06-14
   days on market $79,900 Active 86 DOM
7. 2026-06-12
   days on market $79,900 Active 85 DOM
8. 2026-06-09
   days on market $79,900 Active 82 DOM
9. 2026-06-08
   days on market $79,900 Active 81 DOM
10. 2026-06-07
    days on market $79,900 Active 80 DOM
11. 2026-06-05
    days on market $79,900 Active 77 DOM
12. 2026-06-03
    days on market $79,900 Active 76 DOM
13. 2026-06-02
    days on market $79,900 Active 75 DOM
14. 2026-06-01
    days on market $79,900 Active 74 DOM
15. 2026-05-31
    days on market $79,900 Active 73 DOM
16. 2026-05-30
    days on market $79,900 Active 72 DOM
17. 2026-03-17
    listed $79,900 Active
18. 2025-09-13
    listed Active
19. 2022-02-10
    soldstatus $61,500 385-char remark

    Show marketing remark (385 chars)

    One level living right in town and walking distance to all of the little shops & restaurants in Fayetteville. New River Gorge Bridge is minutes away with tons of out door activities. Hiking, kayaking, white water rafting just to name a few. Home has large living room with double sided fireplace. Large open dining kitchen area. Large full bath/laundry room. Covered front porch.

20. 2021-12-22
    listed $60,000 385-char remark

    Show marketing remark (385 chars)

    One level living right in town and walking distance to all of the little shops & restaurants in Fayetteville. New River Gorge Bridge is minutes away with tons of out door activities. Hiking, kayaking, white water rafting just to name a few. Home has large living room with double sided fireplace. Large open dining kitchen area. Large full bath/laundry room. Covered front porch.

21. 1990-04-30
    soldstatus $7,500

ⓘ 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: $1,156 · $96/mo
• Projected year-2 tax: $1,156 · $96/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 3/10 Moderate 7 d/yr ≥94°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% 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: $12,144
• − Mortgage interest: −$4,476
• − Property taxes: −$1,156
• − Insurance: −$400
• − Repairs & maintenance: −$971
• − Management: −$971
• − Depreciation: −$2,324
• Taxable income: $1,845
• Est. tax owed @ 24.0%: −$443
• After-tax cash flow: $2,567/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: Fayette County Schools
• NCES district ID: 5400300
• Math proficiency: 17% ▼ -12.00%
• Reading proficiency: 31% ▼ -4.00%
• Median HH income: $35,293
• Composite: 19.77/100
• National rank: #8706
• State rank: #51 of 55 in WV

Livability — Fayetteville

• Score: 63/100
• State rank: #164
• US rank: #15349

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fayetteville, WV
• City population: 7,917
• Population (ZIP): 7,917

Population outlook (Fayette County) Hauer SSP2

• Today (2025): 41,745 people
• By 2030: 39,758 · -4.8%
• By 2040: 35,751 · -14.4%
• By 2050: 32,223 · -22.8%
• By 2075: 24,307 · -41.8%
• By 2100: 16,671 · -60.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Black 2%
• Common ancestry: Slovak 2% Serbian 1% Romanian 1%
• Foreign-born: 0%

Political lean MEDSL · Fayette

• 2024 margin: Solid R (+41.8) · D 28.1% · R 69.8% · Other 2.1%
• 2008→2024 swing: -39.0pp toward R · 2008: -2.7pp · 2024: -41.8pp
• All cycles: 2024: R+41.8 2020: R+38.6 2016: R+39.6 2012: R+21.0 2008: R+2.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -49.38%
• Current HPI: 187.8473
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+965.3% since first listed

5 events — show timeline

• 2026-03-17 Listed $79,900 BBOR
• 2025-09-13 Listed — BBOR
• 2022-02-10 Sold (MLS) $61,500 BBOR
• 2021-12-22 Listed $60,000 BBOR
• 1990-04-30 Sold (Public Records) $7,500 Public Records

Property tax history

+4.8%/yr

Latest (2025): $1,156 · +0.2% YoY. Source: county tax records.