268 Henry Ave · Davis, WV 26260

$100,000

4 bd · 2.0 ba · 1,740 sqft · SingleFamily · 29 Days on market

Built 1900 Fair condition

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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 +29.3/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0
• Condition / age +2.2/5.0

Listing remarks

Located in the heart of Davis, this in-town home is being sold AS IS and is in need of repairs and updates throughout. The property offers solid potential for a renovation or full restoration project. Level back yard with outbuilding.

Key facts

• Outbuilding
• Level back yard
• Built 1900

Tags

• LEVEL BACK YARD
• OUTBUILDING

Property features AI

Finance

• Financial info: Tax annual amount reported

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family detached residence; 2 stories
• Construction: Aluminum siding; Frame construction; Wood siding; Metal roof; Shingle roof
• Exterior features: Level lot

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: Total rooms: 8
• Flooring: Ceramic tile; Laminate; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating
• Interior features: Dishwasher; Dryer; Refrigerator; Microwave; Range; Washer; Balcony
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $353 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 0.5% in Davis — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 75/100 on livability (#27 in WV, #4,035 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, amenities F, commute F.
• Tucker County Schools (rural): math 20% / reading 36% proficiency, ranked #40 of 55 in WV (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Davis Thomas Elementary Middle School (math 32% / reading 37%, grade F, #148 of 377 statewide, top 49%, 205 students, 0% FRL); Tucker County High School (math 17% / reading 52%, grade F, #42 of 110 statewide, top 47%, 293 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.
• Market conditions: 88 active listings in the ZIP; 3 units permitted in Tucker County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($691 loan paydown + $3k appreciation (3.0% local appreciation)).
• Tucker County population projected at -18% 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 $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, 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 29 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,500 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.32% ✓
• Cap rate: 10.52%
• Cash-on-cash: 15.11%
• DSCR: 1.67
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $266,220
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
336 Fifth St	0.20mi	3/2.0 (-1)	1,600 (-8%)	1mo	$388,000	$243	71
367 Thomas	0.14mi	3/2.0 (-1)	1,886 (+8%)	9mo	$288,400	$153	67
627 Henry Ave	0.30mi	3/1.5 (-1)	1,850 (+6%)	10mo	$211,000	$114	60
261 Kent Ave	0.11mi	4/2.0	1,978 (+14%)	18mo	$135,000	$68	58
252 Venice Pl	0.62mi	3/2.0 (-1)	1,632 (-6%)	5mo	$475,000	$291	52
475 William Ave	0.25mi	4/2.0	1,520 (-13%)	24mo	$325,000	$214	48
578 Kent Ave	0.31mi	4/2.0	1,988 (+14%)	21mo	$172,500	$87	45

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: 21.7%
• Equity multiple: 2.23×
• Total profit: $34,524
• Equity at exit: $44,964

10-year hold

• IRR: 22.7%
• Equity multiple: 4.27×
• Total profit: $91,471
• Equity at exit: $69,295

Cash invested: $28,000 (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 26260

• Active inventory: 88
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,321 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $353

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 68%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $100,000 Active 29 DOM
2. 2026-06-17
   days on market $100,000 Active 28 DOM
3. 2026-06-16
   days on market $100,000 Active 27 DOM
4. 2026-06-15
   days on market $100,000 Active 26 DOM
5. 2026-06-15
   days on market $100,000 Active 25 DOM
6. 2026-06-13
   days on market $100,000 Active 24 DOM
7. 2026-06-12
   days on market $100,000 Active 23 DOM
8. 2026-06-09
   days on market $100,000 Active 20 DOM
9. 2026-06-08
   days on market $100,000 Active 19 DOM
10. 2026-06-08
    days on market $100,000 Active 18 DOM
11. 2026-06-07
    days on market $100,000 Active 17 DOM
12. 2026-06-04
    days on market $100,000 Active 15 DOM
13. 2026-06-03
    days on market $100,000 Active 14 DOM
14. 2026-06-02
    days on market $100,000 Active 13 DOM
15. 2026-06-01
    days on market $100,000 Active 12 DOM
16. 2026-05-31
    days on market $100,000 Active 11 DOM
17. 2026-05-20
    listed $100,000 Active

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 8 d/yr ≥84°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,853
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,268
• − Management: −$1,268
• − Depreciation: −$2,909
• Taxable income: $2,806
• Est. tax owed @ 24.0%: −$673
• After-tax cash flow: $3,558/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 · 10 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations to bring it up to current standards, with a focus on the kitchen and bathroom. A fresh exterior and HVAC system would also significantly enhance its value.

Repairs flagged

• Major kitchen cabinets — dated and in poor condition
• Major bathroom fixtures — barely functional and unfinished
• Major exterior siding — weathered and in poor condition
• Minor HVAC system — no visible issues

Value-add opportunities

• Both kitchen renovation — modernizing the kitchen can significantly increase both resale and rental value
• Both bathroom renovation — upgrading the bathroom can significantly increase both resale and rental value
• Both exterior siding and paint — a fresh exterior can greatly enhance curb appeal and value
• Both HVAC system replacement — a new HVAC system can improve comfort and energy efficiency, increasing both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in poor condition	Major	$15,000–50,000
bathroom fixtures · barely functional and unfinished	Major	$15,000–50,000
exterior siding · weathered and in poor condition	Major	$15,000–50,000
HVAC system · no visible issues	Minor	$500–3,000
Total estimated repair cost · 4 items		$45,500–153,000

Value-add ROI direction

• Both kitchen renovation — modernizing the kitchen can significantly increase both resale and rental value ↑
• Both bathroom renovation — upgrading the bathroom can significantly increase both resale and rental value ↑
• Both exterior siding and paint — a fresh exterior can greatly enhance curb appeal and value ↑
• Both HVAC system replacement — a new HVAC system can improve comfort and energy efficiency, increasing both resale and rental 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: Tucker County Schools
• NCES district ID: 5401410
• Math proficiency: 20% ▼ -11.00%
• Reading proficiency: 36% ▼ -6.00%
• Median HH income: $38,697
• Composite: 23.4/100
• National rank: #7900
• State rank: #40 of 55 in WV

Livability — Davis

• Score: 75/100
• State rank: #27
• US rank: #4035

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Davis, WV
• Population (ZIP): 1,307

Population outlook (Tucker County) Hauer SSP2

• Today (2025): 6,675 people
• By 2030: 6,467 · -3.1%
• By 2040: 5,973 · -10.5%
• By 2050: 5,460 · -18.2%
• By 2075: 4,283 · -35.8%
• By 2100: 3,171 · -52.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Romanian 3% Lithuanian 2% Serbian 2%
• Languages at home: 95% English-only · Spanish 3% French/Haitian/Cajun 2% German/W. Germanic 1%

Political lean MEDSL · Tucker

• 2024 margin: Solid R (+48.9) · D 24.5% · R 73.4% · Other 2.1%
• 2008→2024 swing: -25.1pp toward R · 2008: -23.8pp · 2024: -48.9pp
• All cycles: 2024: R+48.9 2020: R+49.5 2016: R+52.2 2012: R+41.2 2008: R+23.8

Not yet ingested

• Civics: —

Market trends

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

Price history

1 event — show timeline

• 2026-05-20 Listed $100,000 NCWVREIN