1613 Maple St · Kenova, WV 25530

$79,900

3 bd · 1.5 ba · 1,711 sqft · SingleFamily public records · 9 Days on market

Built 1988 6,970 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 +29.9/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome home to this solid brick ranch offering 3 bedrooms and 2 full baths with plenty of space and potential to make it your own. The spacious floor plan features a large living room with a fireplace, creating a warm and inviting gathering space. The nicely sized kitchen offers ample cabinet and counter space and includes a dining area for everyday meals and family gatherings. A comfortable family room provides additional living space, perfect for entertaining, a recreation room, or a home office. Outside, you'll appreciate the level yard with room for outdoor enjoyment, along with a detached 2-car garage featuring convenient alley access. This home presents an excellent opportunity for b

Key facts

• 6,970 sq ft lot
• 2 garage spots
• Built 1988

Property features AI

Exterior

• Parking: Detached 2-car garage; Off-street parking; On-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Brick construction; Shingle roof
• Exterior features: Deck; Porch; Storm door(s); Chain link fencing; Level lot

Interior

• Kitchen: Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Natural gas heating
• Interior features: Refrigerator included; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).

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: 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.
• Zoned schools: Ceredo-Kenova Elementary (math 37% / reading 45%, grade F, #107 of 377 statewide, top 28%, 635 students, 0% FRL); Ceredo-Kenova Middle School (math 17% / reading 34%, grade F, #75 of 109 statewide, top 73%, 262 students, 0% FRL); Spring Valley High School (math 17% / reading 47%, grade F, #55 of 110 statewide, top 59%, 910 students, 0% FRL) — zoned schools average 0% FRL vs 46% district-wide (46 pts lower); this property's tenant base skews higher-income than the district average.
• 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 $9k of equity ($552 loan paydown + $8k 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 $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,900

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.26% ✓
• Cap rate: 10.73%
• Cash-on-cash: 15.85%
• DSCR: 1.71
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $164,256
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1613 Maple St	0.00mi	3/2.0	1,711 (0%)	0mo	$72,500	$42	98
844 Barger Hill Rd	0.13mi	3/2.0	1,706 (-0%)	0mo	$275,000	$161	91
1625 Poplar St	0.26mi	3/2.0	1,614 (-6%)	3mo	$30,000	$19	74
10 N Oakview Dr	0.25mi	4/1.5 (+1)	1,711 (0%)	11mo	$165,000	$96	74
1710 Poplar St	0.24mi	3/1.5	1,656 (-3%)	14mo	$125,500	$76	72
1821 Pine St	0.26mi	3/2.5	1,679 (-2%)	12mo	$225,000	$134	71
217 17th St	0.40mi	3/2.0	1,542 (-10%)	3mo	$140,000	$91	60
214 15th St	0.42mi	3/2.0	1,540 (-10%)	2mo	$170,000	$110	60
411 15th St	0.29mi	3/1.5	1,465 (-14%)	12mo	$183,000	$125	52
212 13th St	0.50mi	3/2.0	1,481 (-13%)	1mo	$120,000	$81	51
1114 Chestnut St	0.45mi	4/2.0 (+1)	1,936 (+13%)	6mo	$232,000	$120	45

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: 33.3%
• Equity multiple: 3.60×
• Total profit: $58,129
• Equity at exit: $71,980

10-year hold

• IRR: 28.7%
• Equity multiple: 8.14×
• Total profit: $159,752
• Equity at exit: $155,228

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 25530

• Home prices YoY: 7.7%
• Active inventory: 25
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,004 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$46 /mo · $548/yr
• Insurance: −$33
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $229

Break-even live

Break-even rent $714

Max offer price $79,900

Occupancy floor 72%

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 7 events

1. 2026-06-12
   statusdays on market $79,900 Pending 9 DOM
2. 2026-06-09
   days on market $79,900 Active 7 DOM
3. 2026-06-08
   days on market $79,900 Active 6 DOM
4. 2026-06-07
   days on market $79,900 Active 5 DOM
5. 2026-06-05
   days on market $79,900 Active 2 DOM
6. 2026-06-03
   remarks 699-char remark
7. 2026-06-03
   listed $79,900 Active 1 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: $548 · $46/mo
• Projected year-2 tax: $548 · $46/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 7/10 Severe FEMA zone X · 99% 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: $12,054
• − Mortgage interest: −$4,476
• − Property taxes: −$548
• − Insurance: −$1,197
• − Repairs & maintenance: −$964
• − Management: −$964
• − Depreciation: −$2,324
• Taxable income: $1,580
• Est. tax owed @ 24.0%: −$379
• After-tax cash flow: $2,370/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

+8.0% since first listed

2 events — show timeline

• 2026-05-26 Listed $79,900 HBRMLS
• 1996-05-03 Sold (Public Records) $74,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $548 · +8.1% YoY. Source: county tax records.