500 Church House Rd

Crum, WV 25669

$25,900B

2 bd · 1.0 ba · 664 sqft · Built 1950 · SingleFamily · Active · 104 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $819/mo
• Mortgage (P&I): −$136
• Tax + insurance: −$43
• HOA: −$0
• Vac / Maint / Mgmt: −$172
• Net cashflow: $468/mo
• Annual: $5,618/yr
• Cap rate: 27.98%
• Cash-on-cash: 77.46%
• DSCR: 4.45
• 1% rule: 3.16%
• Cash to close: $7,252

Investor read

• This is a 2-bed/1.0-bath single-family listed at $26k. Condition is rated poor.
• 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).
• It's been on market 104 days — a 9% lower offer ($24k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $24k (9.0% below list) — sets the bar for market timing.
• In year one you build about $956 of equity ($179 loan paydown + $777 appreciation (3.0% local appreciation)).
• 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.
• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: 2 active listings in the ZIP; 67 units permitted in Wayne County in 2024 (0 in 5+ unit buildings).
• 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.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Questions for listing agent

• 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?
• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.

Repairs flagged (vision-AI assessment)

• 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