115 Victory St · Oak Hill, WV 25901

$35,000

3 bd · 1.0 ba · 1,060 sqft · SingleFamily public records · 15 Days on market

Built 1940

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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
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

3 bed 1 bath home This home is in need of extensive repair! Would be a great flip or rental home. Right behind advance autoparts in oak Hill, very close to everything! Nice neighborhood Has a nice backyard and nice paved driveway! Asking $35,000 obo! Can do rent to own with $5,000 down! The address is 115 victory Street oak Hill wv

Key facts

• Backyard
• Paved driveway
• Nice neighborhood

Tags

• BACKYARD
• PAVED DRIVEWAY
• NICE NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $584 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $34k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#181 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, employment 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: Oak Hill Middle School (math 14% / reading 26%, grade F, #104 of 109 statewide, top 96%, 656 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: 18 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 $242 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($34k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $34,475 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 2.96% ✓
• Cap rate: 26.33%
• Cash-on-cash: 71.56%
• DSCR: 4.18
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $149,460
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
226 Ridgewood Ave	0.32mi	3/1.0	1,014 (-4%)	2mo	$125,000	$123	76
503 Hidden Valley Dr	0.42mi	3/1.0	1,040 (-2%)	11mo	$95,000	$91	69
229 Center St	0.47mi	3/1.0	1,016 (-4%)	8mo	$175,000	$172	65
225 Ridgewood Ave	0.31mi	2/2.0 (-1)	1,064 (+0%)	17mo	$190,000	$179	62
112 Butler St	0.65mi	3/1.5	1,078 (+2%)	4mo	$75,000	$70	62
6 Coleman Cir	0.67mi	3/1.0	1,000 (-6%)	1mo	$169,000	$169	59
110 Huff St	0.69mi	3/1.0	1,060 (0%)	19mo	$47,000	$44	52
203 Highlawn Park Ave	0.47mi	2/1.0 (-1)	960 (-9%)	11mo	$135,000	$141	48
601 25th St	0.44mi	2/2.0 (-1)	1,104 (+4%)	22mo	$220,000	$199	46
1018 Elizabeth St	0.53mi	3/2.0	1,152 (+9%)	18mo	$162,000	$141	42
233 W Martin Ave	0.70mi	3/1.5	1,120 (+6%)	20mo	$170,000	$152	39
101 White St	0.73mi	2/2.0 (-1)	1,024 (-3%)	20mo	$50,000	$49	35

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: 71.2%
• Equity multiple: 4.22×
• Total profit: $31,560
• Equity at exit: $5,219

10-year hold

• IRR: 75.2%
• Equity multiple: 8.70×
• Total profit: $75,451
• Equity at exit: $3,026

Cash invested: $9,800 (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 25901

• Home prices YoY: -16.7%
• Active inventory: 18
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,035 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$35 /mo · $419/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $584

Break-even live

Break-even rent $295

Max offer price $35,000

Occupancy floor 39%

Sensitivity live

Price	-10% $604	-5% $594	+0% $584	+5% $574	+10% $565
Rent	-10% $503	-5% $544	+0% $584	+5% $625	+10% $666
Rate	-1.0pp $602	-0.5pp $593	base $584	+0.5pp $575	+1.0pp $566

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-12
   listed $35,000 Active

ⓘ 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: $419 · $35/mo
• Projected year-2 tax: $419 · $35/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 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,417
• − Mortgage interest: −$1,961
• − Property taxes: −$419
• − Insurance: −$175
• − Repairs & maintenance: −$993
• − Management: −$993
• − Depreciation: −$1,018
• Taxable income: $6,858
• Est. tax owed @ 24.0%: −$1,646
• After-tax cash flow: $5,367/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 — Oak Hill

• Score: 62/100
• State rank: #181
• US rank: #16601

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oak Hill, WV
• City population: 260
• Population (ZIP): 10,225

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 (90%)
• Race & ethnicity: White 90% Black 6% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Serbian 4% Slovak 3% Italian 2%
• Foreign-born: 1%

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: ▼ -38.08%
• Current HPI: 190.177
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-12 Listed $35,000 FSBO.com

Property tax history

+2.5%/yr

Latest (2025): $419 · +6.1% YoY. Source: county tax records.