269 High St · Fort Gay, WV 25514

$58,000

2 bd · 1.0 ba · 864 sqft · SingleFamily · 112 Days on market

Built 2003 Fair condition 6,970 sqft lot $67/sqft · 25% above area Est $46k · 25% over ↓ 6% 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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Appreciation +6.8/10.0
• Livability +2.7/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Investors take notice of this one story home built in 2003 sitting on a large double lot located in the heart of Fort Gay. This 2-bedroom home with an open floor plan is perfect for an investor as it is currently rented, or perfect for a first-time homebuyer! It has a 50-year metal roof that was put on when it was built. There used to be a mobile home located behind the house. There is still utility access there if you wanted to put in another house. With some paint and a little bit of clean up you could have a really nice home!

Key facts

• Utility access
• One story home
• 50 year metal roof

Tags

• ONE STORY HOME
• LARGE DOUBLE LOT
• 50 YEAR METAL ROOF
• UTILITY ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $58k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $213 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($862 rent vs $58k).
• Recommended offer: $53k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 53/100 on livability (#302 in WV) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: schools F, amenities F, commute 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.
• Market conditions: 14 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 $3k of equity ($401 loan paydown + $2k appreciation (3.6% 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 (3.6% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $4k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,780 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.49% ✓
• Cap rate: 12.08%
• Cash-on-cash: 20.67%
• DSCR: 1.92
• GRM: 5.6

CMA / ARV

• ARV (median comp): $46,318
• List price: $58,000
• Delta: 25.22%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
32 Ringtail Ln	0.58mi	3/2.0 (+1)	912 (+6%)	7mo	$145,000	$159	49

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

Projected returns pro-forma

3.62% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.7%
• Equity multiple: 2.39×
• Total profit: $22,555
• Equity at exit: $28,128

10-year hold

• IRR: 24.1%
• Equity multiple: 4.63×
• Total profit: $59,009
• Equity at exit: $45,014

Cash invested: $16,240 (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 25514

• Home prices YoY: 2.7%
• Active inventory: 14
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $862 medium
• Mortgage (P&I): −$304
• Tax est. 1.5%: −$72 /mo · $870/yr
• Insurance: −$24
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $213

Break-even live

Break-even rent $591

Max offer price $58,000

Occupancy floor 70%

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: $14,500
• Closing costs: $1,740
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $58,000 Active 112 DOM
2. 2026-06-18
   days on market $58,000 Active 111 DOM
3. 2026-06-17
   days on market $58,000 Active 110 DOM
4. 2026-06-16
   days on market $58,000 Active 109 DOM
5. 2026-06-15
   days on market $58,000 Active 108 DOM
6. 2026-06-14
   days on market $58,000 Active 106 DOM
7. 2026-06-12
   days on market $58,000 Active 105 DOM
8. 2026-06-09
   days on market $58,000 Active 102 DOM
9. 2026-06-08
   days on market $58,000 Active 101 DOM
10. 2026-06-07
    days on market $58,000 Active 100 DOM
11. 2026-06-05
    days on market $58,000 Active 97 DOM
12. 2026-06-03
    days on market $58,000 Active 96 DOM
13. 2026-06-02
    days on market $58,000 Active 95 DOM
14. 2026-06-01
    days on market $58,000 Active 94 DOM
15. 2026-05-31
    days on market $58,000 Active 93 DOM
16. 2026-05-30
    days on market $58,000 Active 92 DOM
17. 2026-04-02
    price $58,000 534-char remark

    Show marketing remark (534 chars)

    Investors take notice of this one story home built in 2003 sitting on a large double lot located in the heart of Fort Gay. This 2-bedroom home with an open floor plan is perfect for an investor as it is currently rented, or perfect for a first-time homebuyer! It has a 50-year metal roof that was put on when it was built. There used to be a mobile home located behind the house. There is still utility access there if you wanted to put in another house. With some paint and a little bit of clean up you could have a really nice home!

18. 2026-04-02
    price $58,000 534-char remark

    Show marketing remark (534 chars)

    Investors take notice of this one story home built in 2003 sitting on a large double lot located in the heart of Fort Gay. This 2-bedroom home with an open floor plan is perfect for an investor as it is currently rented, or perfect for a first-time homebuyer! It has a 50-year metal roof that was put on when it was built. There used to be a mobile home located behind the house. There is still utility access there if you wanted to put in another house. With some paint and a little bit of clean up you could have a really nice home!

19. 2026-02-25
    listed $62,000 Active 534-char remark

    Show marketing remark (534 chars)

    Investors take notice of this one story home built in 2003 sitting on a large double lot located in the heart of Fort Gay. This 2-bedroom home with an open floor plan is perfect for an investor as it is currently rented, or perfect for a first-time homebuyer! It has a 50-year metal roof that was put on when it was built. There used to be a mobile home located behind the house. There is still utility access there if you wanted to put in another house. With some paint and a little bit of clean up you could have a really nice home!

20. 2026-02-25
    listed $62,000 Active 534-char remark

    Show marketing remark (534 chars)

    Investors take notice of this one story home built in 2003 sitting on a large double lot located in the heart of Fort Gay. This 2-bedroom home with an open floor plan is perfect for an investor as it is currently rented, or perfect for a first-time homebuyer! It has a 50-year metal roof that was put on when it was built. There used to be a mobile home located behind the house. There is still utility access there if you wanted to put in another house. With some paint and a little bit of clean up you could have a really nice home!

ⓘ 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 8/10 Severe FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 20 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: $10,339
• − Mortgage interest: −$3,249
• − Property taxes: −$870
• − Insurance: −$1,088
• − Repairs & maintenance: −$827
• − Management: −$827
• − Depreciation: −$1,687
• Taxable income: $1,791
• Est. tax owed @ 24.0%: −$430
• After-tax cash flow: $2,130/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 · 12 photos

Fair 45/100 Moderate rehab

This single-family home requires moderate renovations, including painting, flooring, and kitchen and bathroom updates, to improve its condition and value.

Repairs flagged

• Major Paint — Worn paint in living room and bedrooms
• Major Flooring — Worn carpet in living room and bedrooms
• Major Kitchen appliances — Dirty and outdated appliances
• Major Bathroom fixtures — Dirty sink and outdated fixtures
• Major Landscaping — Overgrown yard and lack of landscaping

Value-add opportunities

• Both Paint and flooring — Fresh paint and new flooring would significantly improve the home's appearance and value
• Both Kitchen appliances — Upgrading to modern appliances would improve the home's functionality and appeal
• Both Bathroom fixtures — Upgrading to modern fixtures would improve the home's functionality and appeal
• Both Landscaping — Landscaping and yard maintenance would improve the home's curb appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Worn paint in living room and bedrooms	Major	$15,000–50,000
Flooring · Worn carpet in living room and bedrooms	Major	$15,000–50,000
Kitchen appliances · Dirty and outdated appliances	Major	$15,000–50,000
Bathroom fixtures · Dirty sink and outdated fixtures	Major	$15,000–50,000
Landscaping · Overgrown yard and lack of landscaping	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both Paint and flooring — Fresh paint and new flooring would significantly improve the home's appearance and value ↑
• Both Kitchen appliances — Upgrading to modern appliances would improve the home's functionality and appeal ↑
• Both Bathroom fixtures — Upgrading to modern fixtures would improve the home's functionality and appeal ↑
• Both Landscaping — Landscaping and yard maintenance would improve the home's curb appeal and 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: 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 — Fort Gay

• Score: 53/100
• State rank: #302
• US rank: #24443

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Gay, WV
• Population (ZIP): 3,841

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 (94%)
• Race & ethnicity: White 94% Hispanic / Latino 6% Two or more races 4%
• Common ancestry: Slovak 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 92% English-only · Spanish 8%

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: ▲ 3.62%
• Current HPI: 135.5736
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-6.5% since first listed

4 events — show timeline

• 2026-04-02 Price Changed $58,000 KVBOR
• 2026-04-02 Price Changed $58,000 HBRMLS
• 2026-02-25 Listed $62,000 HBRMLS
• 2026-02-25 Listed $62,000 KVBOR