43 Third St · Waverly, WV 26184

$97,500

3 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 86 Days on market

Built 1959 5,227 sqft lot Est $94k · at est.

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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 +23.1/30.0
• DSCR +7.4/10.0
• Appreciation +6.4/10.0
• ARV discount +5.6/15.0
• 1% rule +4.9/10.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

THREE BEDROOM, 2 BATH ONE STORY VINTAGE HOME WITH FULL BASEMENT. FLAT, CORNER LOT. CARPORT WITH STORAGE BUILDING AND SEPERATE SHED FOR STORAGE. All Pre-1978 properties must include LBP. Property is owned by the US Dept. of HUD. Case #571-143110. FHA Insured Escrow (IN) Subject to Appraisal. Seller may contribute up to 3% of buyer’s closing cost. Seller makes no representations or warranties as to property condition. HUD Homes are sold “AS-IS. " Equal Housing Opportunity. Seller may contribute up to 3% for buyer’s closing costs, upon bid submission. All Showing Agents must sign in at the property for EVERY showing.

Key facts

• Full basement
• Flat corner lot
• Carport with storage

Tags

• FULL BASEMENT
• FLAT CORNER LOT
• CARPORT WITH STORAGE
• SEPARATE SHED FOR STORAGE

Property features AI

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; 1 story
• Construction: Block construction; Composition shingle roof
• Exterior features: Porch; Storage

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Insulated windows; Full basement with sump pump; 6 total rooms; Storage

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $119 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $97k (0.9% below list).
• Recommended offer: $92k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#230 in WV) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, employment A; Watch: health & safety D, amenities F, commute F.
• Wood County Schools (urban): math 38% / reading 48% proficiency, ranked #3 of 55 in WV (top 6%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Williamstown Elementary School (math 59% / reading 61%, grade B-, #14 of 377 statewide, top 3%, 553 students, 0% FRL); Williamstown High School (math 45% / reading 60%, grade C-, #5 of 110 statewide, top 4%, 671 students, 0% FRL) — zoned schools average 0% FRL vs 47% district-wide (47 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 56% at this address vs 43% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Wood County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 4 active listings in the ZIP; 124 units permitted in Wood County in 2024 (33 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($674 loan paydown + $3k appreciation (2.8% local appreciation)).
• Wood County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.8% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $91,650 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
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: 0.99% ✗
• Cap rate: 8.44%
• Cash-on-cash: 7.69%
• DSCR: 1.34
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $93,600
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
43 Third St	0.00mi	3/1.0	1,040 (0%)	0mo	$93,500	$90	100

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

Projected returns pro-forma

2.82% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.9%
• Equity multiple: 1.68×
• Total profit: $18,428
• Equity at exit: $42,869

10-year hold

• IRR: 14.1%
• Equity multiple: 3.06×
• Total profit: $56,104
• Equity at exit: $65,321

Cash invested: $27,300 (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 26184

• Home prices YoY: 1.9%
• Active inventory: 4
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $967 medium
• Mortgage (P&I): −$511
• Tax from tax record: −$37 /mo · $443/yr
• Insurance: −$41
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $119

Break-even live

Break-even rent $816

Max offer price $97,500

Occupancy floor 83%

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: $24,375
• Closing costs: $2,925
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-11
   status Pending
2. 2026-04-06
   price $97,500
3. 2026-02-15
   listed $108,000 Active
4. 2017-08-08
   soldstatus $80,000
5. 2016-06-01
   historical
6. 2016-01-12
   listed $95,000

ⓘ 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: $443 · $37/mo
• Projected year-2 tax: $575 · $48/mo
• Expected delta: +$132/yr (+$11/mo · 29.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,600
• − Mortgage interest: −$5,462
• − Property taxes: −$443
• − Insurance: −$1,154
• − Repairs & maintenance: −$928
• − Management: −$928
• − Depreciation: −$2,836
• Taxable loss: −$151
• Est. tax savings @ 24.0%: +$36
• After-tax cash flow: $1,468/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: Wood County Schools
• NCES district ID: 5401620
• Math proficiency: 38% ▼ -10.00%
• Reading proficiency: 48% ▼ -4.00%
• Median HH income: $42,363
• Composite: 36.22/100
• National rank: #4728
• State rank: #3 of 55 in WV

Livability — Waverly

• Score: 59/100
• State rank: #230
• US rank: #20220

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Waverly, WV
• Population (ZIP): 2,328

Population outlook (Wood County) Hauer SSP2

• Today (2025): 84,304 people
• By 2030: 82,420 · -2.2%
• By 2040: 78,133 · -7.3%
• By 2050: 73,639 · -12.7%
• By 2075: 63,093 · -25.2%
• By 2100: 50,461 · -40.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2% Black 1%
• Common ancestry: Serbian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Wood

• 2024 margin: Solid R (+43.0) · D 27.6% · R 70.7% · Other 1.6%
• 2008→2024 swing: -14.4pp toward R · 2008: -28.7pp · 2024: -43.0pp
• All cycles: 2024: R+43.0 2020: R+42.0 2016: R+47.8 2012: R+32.5 2008: R+28.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.82%
• Current HPI: 148.7087
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+2.6% since first listed

6 events — show timeline

• 2026-05-11 Pending — KVBOR
• 2026-04-06 Price Changed $97,500 KVBOR
• 2026-02-15 Listed $108,000 KVBOR
• 2017-08-08 Sold (Public Records) $80,000 Public Records
• 2016-06-01 Listing Removed — MLSNOW
• 2016-01-12 Listed $95,000 MLSNOW

Property tax history

+23.1%/yr

Latest (2025): $443 · +150.5% YoY. Source: county tax records.