218 Oak St · New Haven, WV 25253

$89,000

3 bd · 1.0 ba · 1,272 sqft · SingleFamily · 148 Days on market

Built 1960 Fair condition $70/sqft · 37% below area Est $140k · 37% under ↓ 6% since listing

---

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 +28.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Appreciation +5.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0

Listing remarks MLS

Solid opportunity for buyers seeking an affordable home with potential! This one-level residence, built in 1960, sits on a corner lot and offers 3 bedrooms and 1 full bathroom. The layout includes a living room, dining room, mudroom/family room, and separate utility room, providing functional living space and flexibility for updates. An attached garage and an additional storage building. Convenient corner-lot location with room to enhance and add long-term value, with easy access to Ripley/Ravenswood, Pomeroy/Athens, & more!

Key facts

• Utility room
• Attached garage
• Living room

Tags

• CORNER LOT
• LIVING ROOM
• DINING ROOM
• MUDROOM
• UTILITY ROOM
• ATTACHED GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $89k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#111 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, schools F, amenities F.
• Mason County Schools (town): math 20% / reading 33% proficiency, ranked #44 of 55 in WV (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 10 active listings in the ZIP; 3 units permitted in Mason County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($615 loan paydown + $3k appreciation (3.0% local appreciation)).
• Mason County population projected at -14% 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 148 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $6k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 148 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.28% ✓
• Cap rate: 10.14%
• Cash-on-cash: 13.73%
• DSCR: 1.61
• GRM: 6.5

CMA / ARV

• ARV (median comp): $140,300
• List price: $89,000
• Delta: -36.56%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
154 Midway Dr	0.47mi	3/1.0	1,280 (+1%)	21mo	$105,000	$82	60
102 Cedar St	0.69mi	4/1.5 (+1)	1,260 (-1%)	16mo	$143,000	$113	46

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: 20.4%
• Equity multiple: 2.16×
• Total profit: $28,904
• Equity at exit: $40,018

10-year hold

• IRR: 21.5%
• Equity multiple: 4.11×
• Total profit: $77,475
• Equity at exit: $61,673

Cash invested: $24,920 (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 25253

• Active inventory: 10
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,140 medium
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,335/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $285

Break-even live

Break-even rent $779

Max offer price $89,000

Occupancy floor 70%

Sensitivity live

Price	-10% $347	-5% $316	+0% $285	+5% $254	+10% $224
Rent	-10% $195	-5% $240	+0% $285	+5% $330	+10% $375
Rate	-1.0pp $330	-0.5pp $308	base $285	+0.5pp $262	+1.0pp $239

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-18
   status Pending 535-char remark

   Show marketing remark (535 chars)

   Solid opportunity for buyers seeking an affordable home with potential! This one-level residence, built in 1960, sits on a corner lot and offers 3 bedrooms and 1 full bathroom. The layout includes a living room, dining room, mudroom/family room, and separate utility room, providing functional living space and flexibility for updates. An attached garage and an additional storage building. Convenient corner-lot location with room to enhance and add long-term value, with easy access to Ripley/Ravenswood, Pomeroy/Athens, & more!

2. 2026-04-29
   price $89,000 535-char remark

   Show marketing remark (535 chars)

   Solid opportunity for buyers seeking an affordable home with potential! This one-level residence, built in 1960, sits on a corner lot and offers 3 bedrooms and 1 full bathroom. The layout includes a living room, dining room, mudroom/family room, and separate utility room, providing functional living space and flexibility for updates. An attached garage and an additional storage building. Convenient corner-lot location with room to enhance and add long-term value, with easy access to Ripley/Ravenswood, Pomeroy/Athens, & more!

3. 2026-01-15
   status Active 535-char remark

   Show marketing remark (535 chars)

   Solid opportunity for buyers seeking an affordable home with potential! This one-level residence, built in 1960, sits on a corner lot and offers 3 bedrooms and 1 full bathroom. The layout includes a living room, dining room, mudroom/family room, and separate utility room, providing functional living space and flexibility for updates. An attached garage and an additional storage building. Convenient corner-lot location with room to enhance and add long-term value, with easy access to Ripley/Ravenswood, Pomeroy/Athens, & more!

4. 2026-01-09
   status Pending 535-char remark

   Show marketing remark (535 chars)

   Solid opportunity for buyers seeking an affordable home with potential! This one-level residence, built in 1960, sits on a corner lot and offers 3 bedrooms and 1 full bathroom. The layout includes a living room, dining room, mudroom/family room, and separate utility room, providing functional living space and flexibility for updates. An attached garage and an additional storage building. Convenient corner-lot location with room to enhance and add long-term value, with easy access to Ripley/Ravenswood, Pomeroy/Athens, & more!

5. 2025-12-15
   listed $95,000 Active 535-char remark

   Show marketing remark (535 chars)

   Solid opportunity for buyers seeking an affordable home with potential! This one-level residence, built in 1960, sits on a corner lot and offers 3 bedrooms and 1 full bathroom. The layout includes a living room, dining room, mudroom/family room, and separate utility room, providing functional living space and flexibility for updates. An attached garage and an additional storage building. Convenient corner-lot location with room to enhance and add long-term value, with easy access to Ripley/Ravenswood, Pomeroy/Athens, & more!

ⓘ 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) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 18 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,675
• − Mortgage interest: −$4,985
• − Property taxes: −$1,335
• − Insurance: −$445
• − Repairs & maintenance: −$1,094
• − Management: −$1,094
• − Depreciation: −$2,589
• Taxable income: $2,133
• Est. tax owed @ 24.0%: −$512
• After-tax cash flow: $2,911/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 · 13 photos

Fair 45/100 Moderate rehab

This single-family home requires moderate renovations to improve its condition and increase its resale and rental value.

Repairs flagged

• Major Kitchen appliances — Old and worn
• Major Bathroom fixtures — Worn and outdated
• Moderate Exterior siding — Weathered and in need of repainting

Value-add opportunities

• Resale Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Resale Replace kitchen appliances — Modern appliances improve functionality and attract potential buyers
• Resale Replace bathroom fixtures — Upgraded fixtures enhance functionality and attract potential buyers
• Resale Paint exterior siding — Fresh paint improves curb appeal and enhances home's value
• Both Landscaping — Well-maintained landscaping enhances curb appeal and attracts potential buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen appliances · Old and worn	Major	$15,000–50,000
Bathroom fixtures · Worn and outdated	Major	$15,000–50,000
Exterior siding · Weathered and in need of repainting	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$33,000–115,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Resale Replace kitchen appliances — Modern appliances improve functionality and attract potential buyers ↑
• Resale Replace bathroom fixtures — Upgraded fixtures enhance functionality and attract potential buyers ↑
• Resale Paint exterior siding — Fresh paint improves curb appeal and enhances home's value ↑
• Both Landscaping — Well-maintained landscaping enhances curb appeal and attracts potential buyers ↑

ⓘ 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: Mason County Schools
• NCES district ID: 5400780
• Math proficiency: 20% ▼ -13.00%
• Reading proficiency: 33% ▼ -10.00%
• Median HH income: $37,623
• Composite: 22.07/100
• National rank: #8191
• State rank: #44 of 55 in WV

Livability — New Haven

• Score: 66/100
• State rank: #111
• US rank: #11999

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Haven, WV
• County: Mason · 14,594 people
• Population (ZIP): 2,246
• Household income: $61,439
• Rent vs Own: 10.5% rent · 89.5% own

Population outlook (Mason County) Hauer SSP2

• Today (2025): 26,174 people
• By 2030: 25,482 · -2.6%
• By 2040: 23,934 · -8.6%
• By 2050: 22,432 · -14.3%
• By 2075: 19,241 · -26.5%
• By 2100: 15,427 · -41.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 5% Hispanic / Latino 1%
• Common ancestry: Serbian 7% Lithuanian 1% Polish 1%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Mason

• 2024 margin: Solid R (+58.0) · D 20.0% · R 78.0% · Other 1.9%
• 2008→2024 swing: -45.1pp toward R · 2008: -12.9pp · 2024: -58.0pp
• All cycles: 2024: R+58.0 2020: R+53.2 2016: R+54.7 2012: R+20.3 2008: R+12.9

Not yet ingested

• Civics: —

Market trends

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

Price history

-6.3% since first listed

5 events — show timeline

• 2026-05-18 Pending — KVBOR
• 2026-04-29 Price Changed $89,000 KVBOR
• 2026-01-15 Relisted — KVBOR
• 2026-01-09 Pending — KVBOR
• 2025-12-15 Listed $95,000 KVBOR