355 George St · Weston, WV 26452

$42,500

3 bd · 1.0 ba · 1,164 sqft · SingleFamily public records · 231 Days on market

Built 1915 0.63 ac lot ↓ 35% since listing

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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
• Appreciation +5.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks

Charming home featuring 3 bedrooms and 1 bath. Perfect mix of character and comfort with plenty of potential to make it your own. SOLD AS IS

Key facts

• 0.63 acre lot
• Built 1915
• Listed 230 days

Property features AI

Exterior

• Parking: Off-street parking; On-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; Single-story
• Construction: Block construction; Shingle roof
• Exterior features: Front porch; Cleared and sloped lot

Interior

• Kitchen: Range
• Bedrooms: 7 total rooms (includes bedrooms and living spaces)
• Flooring: Concrete; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Range; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $42k.

Deal economics

• At list price, monthly cash flow is $510 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $42k).
• Recommended offer: $37k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.7% vs local median 4.2% in Weston — 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 73/100 on livability (#38 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D-, commute F, employment F.
• Lewis County Schools (rural): math 19% / reading 27% proficiency, ranked #53 of 55 in WV (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Peterson-Central Elementary School (math 22% / reading 17%, grade F, #350 of 377 statewide, top 95%, 459 students, 0% FRL); Robert L. Bland Middle School (math 16% / reading 28%, grade F, #95 of 109 statewide, top 88%, 658 students, 0% FRL); Lewis County High School (math 12% / reading 37%, grade F, #91 of 110 statewide, top 85%, 756 students, 0% FRL) — zoned schools average 0% FRL vs 50% district-wide (50 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 37 active listings in the ZIP.

Forward outlook

• In year one you build about $792 of equity ($294 loan paydown + $498 appreciation (1.2% local appreciation)).
• Lewis County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.2% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 231 days — a 12% lower offer ($37k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $37,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 231 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 2.36% ✓
• Cap rate: 20.68%
• Cash-on-cash: 51.39%
• DSCR: 3.29
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $159,468
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
119 E 3rd St	0.69mi	3/1.5	1,196 (+3%)	3mo	$136,820	$114	59
156 Montgomery Rd	0.30mi	3/2.0	1,260 (+8%)	14mo	$219,000	$174	56
19 Forinash Rd	0.72mi	3/1.0	1,092 (-6%)	1mo	$150,000	$137	55
147 E 6th St	0.73mi	3/1.0	1,183 (+2%)	10mo	$90,000	$76	55
285 Garton Ave	0.52mi	3/1.0	1,200 (+3%)	21mo	$164,000	$137	53
842 Cemetery St	0.59mi	3/1.5	1,248 (+7%)	16mo	$238,000	$191	45
249 Main Ave	0.66mi	3/2.5	1,028 (-12%)	6mo	$68,000	$66	39
837 Walnut St	0.64mi	2/1.0 (-1)	1,304 (+12%)	19mo	$80,000	$61	30

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

Projected returns pro-forma

1.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 54.3%
• Equity multiple: 3.83×
• Total profit: $33,619
• Equity at exit: $14,890

10-year hold

• IRR: 55.6%
• Equity multiple: 7.68×
• Total profit: $79,528
• Equity at exit: $20,085

Cash invested: $11,900 (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 26452

• Home prices YoY: 0.8%
• Active inventory: 37
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,003 medium
• Mortgage (P&I): −$223
• Tax from tax record: −$42 /mo · $507/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $510

Break-even live

Break-even rent $358

Max offer price $42,500

Occupancy floor 44%

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: $10,625
• Closing costs: $1,275
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $42,500 Active 231 DOM
2. 2026-06-17
   days on market $42,500 Active 230 DOM
3. 2026-06-16
   days on market $42,500 Active 229 DOM
4. 2026-06-15
   days on market $42,500 Active 228 DOM
5. 2026-06-15
   days on market $42,500 Active 227 DOM
6. 2026-06-13
   days on market $42,500 Active 226 DOM
7. 2026-06-12
   days on market $42,500 Active 225 DOM
8. 2026-06-09
   days on market $42,500 Active 222 DOM
9. 2026-06-08
   days on market $42,500 Active 221 DOM
10. 2026-06-08
    days on market $42,500 Active 220 DOM
11. 2026-06-07
    days on market $42,500 Active 219 DOM
12. 2026-06-04
    days on market $42,500 Active 217 DOM
13. 2026-06-03
    days on market $42,500 Active 216 DOM
14. 2026-06-02
    days on market $42,500 Active 215 DOM
15. 2026-06-01
    days on market $42,500 Active 214 DOM
16. 2026-05-31
    days on market $42,500 Active 213 DOM
17. 2026-03-31
    price $42,500
18. 2026-01-09
    price $50,000
19. 2025-10-31
    listed $65,000 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: $507 · $42/mo
• Projected year-2 tax: $507 · $42/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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,037
• − Mortgage interest: −$2,381
• − Property taxes: −$507
• − Insurance: −$212
• − Repairs & maintenance: −$963
• − Management: −$963
• − Depreciation: −$1,236
• Taxable income: $5,775
• Est. tax owed @ 24.0%: −$1,386
• After-tax cash flow: $4,729/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: Lewis County Schools
• NCES district ID: 5400630
• Math proficiency: 19% ▼ -12.00%
• Reading proficiency: 27% ▼ -8.00%
• Median HH income: $36,146
• Composite: 19.05/100
• National rank: #8843
• State rank: #53 of 55 in WV

Livability — Weston

• Score: 73/100
• State rank: #38
• US rank: #5368

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Weston, WV
• Population (ZIP): 9,374

Population outlook (Lewis County) Hauer SSP2

• Today (2025): 16,382 people
• By 2030: 16,293 · -0.5%
• By 2040: 15,999 · -2.3%
• By 2050: 15,569 · -5.0%
• By 2075: 14,450 · -11.8%
• By 2100: 12,164 · -25.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Serbian 1% Iranian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Lewis

• 2024 margin: Solid R (+59.3) · D 19.5% · R 78.8% · Other 1.8%
• 2008→2024 swing: -25.6pp toward R · 2008: -33.7pp · 2024: -59.3pp
• All cycles: 2024: R+59.3 2020: R+56.9 2016: R+56.8 2012: R+42.1 2008: R+33.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.17%
• Current HPI: 144.3377
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-34.6% since first listed

3 events — show timeline

• 2026-03-31 Price Changed $42,500 NCWVREIN
• 2026-01-09 Price Changed $50,000 NCWVREIN
• 2025-10-31 Listed $65,000 NCWVREIN

Property tax history

+11.3%/yr

Latest (2025): $507 · +81.9% YoY. Source: county tax records.