17951 Route 152 · Wayne, WV 25517

$125,000

4 bd · 2.0 ba · 1,400 sqft · Manufactured · 27 Days on market

Built 1982 1.00 ac lot $89/sqft · 32% below area Est $183k · 32% under

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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 +18.2/30.0
• ARV discount +15.0/15.0
• Appreciation +6.6/10.0
• DSCR +5.7/10.0
• 1% rule +4.9/10.0
• Livability +3.0/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Four bedroom, two bath home situated on a private 1 acre lot. The covered deck overlooks a spacious front yard and interior invites comfortable living with large bedrooms and a fully furnished kitchen. Located just about 6 miles from Wayne.

Key facts

• 1 acre lot
• Built 1982
• Listed 27 days

Property features AI

Exterior

• Utilities: Public water; Septic tank
• Home design: Single family residence; One story
• Construction: Vinyl siding; Metal roof
• Exterior features: Deck; Rolling slope lot

Interior

• Kitchen: Dishwasher; Microwave; Range/Oven; Refrigerator
• Flooring: Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Central air conditioning; Window unit air conditioning
• Interior features: Dishwasher; Dryer; Microwave; Range/Oven; Refrigerator; Washer; Laminate flooring; Vinyl flooring; Crawl space basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $111 ($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 $123k (1.2% below list).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#226 in WV) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A-; Watch: amenities F, commute F, employment F.
• 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: Wayne Elementary School (math 25% / reading 25%, grade F, #286 of 377 statewide, top 76%, 467 students, 0% FRL); Wayne Middle School (math 15% / reading 34%, grade F, #84 of 109 statewide, top 81%, 371 students, 0% FRL); Wayne High School (math 12% / reading 47%, grade F, #69 of 110 statewide, top 71%, 611 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: 10 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 $5k of equity ($864 loan paydown + $4k appreciation (3.2% 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 (3.2% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $72k; list at $125k implies a 74% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,125 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 7.36%
• Cash-on-cash: 3.82%
• DSCR: 1.17
• GRM: 8.4

CMA / ARV

• ARV (median comp): $183,064
• List price: $125,000
• Delta: -31.72%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

3.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.6%
• Equity multiple: 1.67×
• Total profit: $23,386
• Equity at exit: $57,494

10-year hold

• IRR: 13.6%
• Equity multiple: 3.05×
• Total profit: $71,859
• Equity at exit: $89,620

Cash invested: $35,000 (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 25517

• Home prices YoY: 2.5%
• Active inventory: 10
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,235 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $111

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 86%

Sensitivity live

Price	-10% $198	-5% $155	+0% $111	+5% $68	+10% $25
Rent	-10% $14	-5% $63	+0% $111	+5% $160	+10% $209
Rate	-1.0pp $174	-0.5pp $143	base $111	+0.5pp $79	+1.0pp $46

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-02
   status $125,000 Pending 27 DOM
2. 2026-06-01
   days on market $125,000 Active 27 DOM
3. 2026-05-31
   days on market $125,000 Active 26 DOM
4. 2026-05-30
   days on market $125,000 Active 25 DOM
5. 2026-05-05
   listed $125,000 Active 240-char remark
6. 2020-01-16
   soldstatus $72,000
7. 2017-08-11
   soldstatus $100,000
8. 2003-05-14
   soldstatus $11,000
9. 1996-01-05
   soldstatus $9,000

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 27% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 19 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: $14,815
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,185
• − Management: −$1,185
• − Depreciation: −$3,636
• Taxable loss: −$694
• Est. tax savings @ 24.0%: +$167
• After-tax cash flow: $1,504/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 — Wayne

• Score: 59/100
• State rank: #226
• US rank: #19755

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,328

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 (99%)
• Race & ethnicity: White 99%
• Common ancestry: Slovak 6% Italian 1%

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: ▲ 3.18%
• Current HPI: 128.6283
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+1288.9% since first listed

6 events — show timeline

• 2026-06-01 Pending — HBRMLS
• 2026-05-05 Listed $125,000 HBRMLS
• 2020-01-16 Sold (Public Records) $72,000 Public Records
• 2017-08-11 Sold (Public Records) $100,000 Public Records
• 2003-05-14 Sold (Public Records) $11,000 Public Records
• 1996-01-05 Sold (Public Records) $9,000 Public Records

Property tax history

-5.7%/yr

Latest (2025): $103 · +7.6% YoY. Source: county tax records.