500 Church House Rd · Crum, WV 25669

$25,900

2 bd · 1.0 ba · 664 sqft · SingleFamily · 104 Days on market

Built 1950 Poor condition ↓ 7% since listing

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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 +5.0/10.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

Rural Crum property on 1 acre bordering river. 2 bed, 1 bath, 664 sq ft cottage from 1950. Metal roof, carpet and linoleum flooring. Private end-of-road location. Needs renovation.

Key facts

• 1 acre
• Rural property
• Bordering river

Tags

• RURAL PROPERTY
• 1 ACRE
• BORDERING RIVER
• PRIVATE END-OF-ROAD LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $26k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $468 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($819 rent vs $26k).
• Recommended offer: $24k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#202 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, schools A, crime A; Watch: amenities F, commute 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: 2 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 $956 of equity ($179 loan paydown + $777 appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($24k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $23,569 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 3.16% ✓
• Cap rate: 27.98%
• Cash-on-cash: 77.46%
• DSCR: 4.45
• GRM: 2.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 82.0%
• Equity multiple: 5.54×
• Total profit: $32,948
• Equity at exit: $11,646

10-year hold

• IRR: 81.5%
• Equity multiple: 11.41×
• Total profit: $75,528
• Equity at exit: $17,948

Cash invested: $7,252 (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 25669

• Active inventory: 2
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $819 medium
• Mortgage (P&I): −$136
• Tax est. 1.5%: −$32 /mo · $388/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$172
• Net cashflow: $468

Break-even live

Break-even rent $227

Max offer price $25,900

Occupancy floor 38%

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: $6,475
• Closing costs: $777
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $25,900 Active 104 DOM
2. 2026-06-18
   days on market $25,900 Active 103 DOM
3. 2026-06-17
   days on market $25,900 Active 102 DOM
4. 2026-06-16
   days on market $25,900 Active 101 DOM
5. 2026-06-15
   days on market $25,900 Active 100 DOM
6. 2026-06-14
   days on market $25,900 Active 98 DOM
7. 2026-06-12
   days on market $25,900 Active 97 DOM
8. 2026-06-09
   days on market $25,900 Active 94 DOM
9. 2026-06-08
   days on market $25,900 Active 93 DOM
10. 2026-06-07
    days on market $25,900 Active 92 DOM
11. 2026-06-05
    days on market $25,900 Active 89 DOM
12. 2026-06-03
    days on market $25,900 Active 88 DOM
13. 2026-06-02
    days on market $25,900 Active 87 DOM
14. 2026-06-01
    days on market $25,900 Active 86 DOM
15. 2026-05-31
    days on market $25,900 Active 85 DOM
16. 2026-05-30
    days on market $25,900 Active 84 DOM
17. 2026-04-30
    price $25,900 180-char remark

    Show marketing remark (180 chars)

    Rural Crum property on 1 acre bordering river. 2 bed, 1 bath, 664 sq ft cottage from 1950. Metal roof, carpet and linoleum flooring. Private end-of-road location. Needs renovation.

18. 2026-03-21
    price $26,900 180-char remark

    Show marketing remark (180 chars)

    Rural Crum property on 1 acre bordering river. 2 bed, 1 bath, 664 sq ft cottage from 1950. Metal roof, carpet and linoleum flooring. Private end-of-road location. Needs renovation.

19. 2026-03-07
    listed $27,900 Active 180-char remark

    Show marketing remark (180 chars)

    Rural Crum property on 1 acre bordering river. 2 bed, 1 bath, 664 sq ft cottage from 1950. Metal roof, carpet and linoleum flooring. Private end-of-road location. Needs renovation.

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,830
• − Mortgage interest: −$1,451
• − Property taxes: −$388
• − Insurance: −$130
• − Repairs & maintenance: −$786
• − Management: −$786
• − Depreciation: −$753
• Taxable income: $5,535
• Est. tax owed @ 24.0%: −$1,328
• After-tax cash flow: $4,289/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.

Condition & rehab AI · 13 photos

Poor 20/100 Extensive rehab

This property requires extensive renovation and repairs, including a new roof, siding, flooring, and landscaping. Immediate maintenance is needed to prevent further damage.

Repairs flagged

• Major Metal roof — Significant rust and damage
• Major Siding — Peeling and damaged
• Major Flooring — Worn and dirty carpet and linoleum
• Major Interior walls — Peeling paint and water damage
• Major Landscaping — Overgrown vegetation and unkempt yard
• Major Fencing — Dilapidated and missing sections

Value-add opportunities

• Resale Metal roof replacement — A new roof will significantly improve the home's appearance and value
• Resale Siding repair/replacement — New siding will enhance the home's curb appeal and value
• Resale Flooring replacement — New flooring will make the home more attractive and increase its value
• Resale Interior wall repair/painting — Fresh paint and repairs will improve the home's interior and increase its value
• Both Landscaping and yard maintenance — A well-maintained yard will increase both resale and rental value
• Both Fencing repair/replacement — A new, functional fence will improve the home's safety and increase its value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Metal roof · Significant rust and damage	Major	$15,000–50,000
Siding · Peeling and damaged	Major	$15,000–50,000
Flooring · Worn and dirty carpet and linoleum	Major	$15,000–50,000
Interior walls · Peeling paint and water damage	Major	$15,000–50,000
Landscaping · Overgrown vegetation and unkempt yard	Major	$15,000–50,000
Fencing · Dilapidated and missing sections	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale Metal roof replacement — A new roof will significantly improve the home's appearance and value ↑
• Resale Siding repair/replacement — New siding will enhance the home's curb appeal and value ↑
• Resale Flooring replacement — New flooring will make the home more attractive and increase its value ↑
• Resale Interior wall repair/painting — Fresh paint and repairs will improve the home's interior and increase its value ↑
• Both Landscaping and yard maintenance — A well-maintained yard will increase both resale and rental value ↑
• Both Fencing repair/replacement — A new, functional fence will improve the home's safety and increase its value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Crum

• Score: 61/100
• State rank: #202
• US rank: #18077

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 867

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 (100%)
• Race & ethnicity: White 100%
• Common ancestry: Iranian 1%
• Foreign-born: 0%

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: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-7.2% since first listed

3 events — show timeline

• 2026-04-30 Price Changed $25,900 GVBOR
• 2026-03-21 Price Changed $26,900 GVBOR
• 2026-03-07 Listed $27,900 GVBOR