318 Broad St · Weston, WV 26452

$39,500

2 bd · 1.0 ba · 1,304 sqft · SingleFamily public records · 138 Days on market

Built 1935 7,500 sqft lot

---

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

Investment opportunity! Restore this house to its full potential! This home has 3 established bedrooms, with a potential 4th. If you don't need that extra space as a bedroom, you have room for an office space, expanded utility room, storage, etc. ! The back yard is fenced in and has storage available between a shed and cellar building! Did I mention it has a whole house generator that conveys? Close to restaurants, the grocery store and other conveniences! Don't miss this opportunity!

Key facts

• Fenced in back yard
• Storage available
• 7,500 sq ft lot

Tags

• FENCED IN BACK YARD
• WHOLE HOUSE GENERATOR
• STORAGE AVAILABLE

Property features AI

Finance

• Other: Annual tax amount listed (financial details available)
• HOA & community: Community amenities include golf, pool, and tennis courts

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Single family detached residence; 2 stories
• Construction: Frame construction with vinyl siding; Metal roof
• Exterior features: Patio; Porch; Chain link fencing; Sloped lot; Frontage listed as none

Interior

• Bedrooms: 6 total rooms (bedroom count not specified)
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fan(s)
• Interior features: Vinyl and wood flooring; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $493 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.
• Cap rate 23.3% 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 $736 of equity ($273 loan paydown + $463 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 13% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $30k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $34,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 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 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 2.65% ✓
• Cap rate: 23.28%
• Cash-on-cash: 60.65%
• DSCR: 3.70
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $119,968
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
319 Spring St	0.14mi	3/1.0 (+1)	1,350 (+4%)	19mo	$35,000	$26	67
156 Montgomery Rd	0.33mi	3/2.0 (+1)	1,260 (-3%)	14mo	$219,000	$174	58
119 E 3rd St	0.46mi	3/1.5 (+1)	1,196 (-8%)	3mo	$136,820	$114	55
837 Walnut St	0.66mi	2/1.0	1,304 (0%)	19mo	$80,000	$61	54
122 Montgomery Rd	0.35mi	3/2.5 (+1)	1,394 (+7%)	15mo	$234,000	$168	49
615 N River Ave	0.46mi	3/1.5 (+1)	1,408 (+8%)	15mo	$45,000	$32	46
842 Cemetery St	0.61mi	3/1.5 (+1)	1,248 (-4%)	16mo	$238,000	$191	44
147 E 6th St	0.59mi	3/1.0 (+1)	1,183 (-9%)	10mo	$90,000	$76	44
928 N Main Ave	0.66mi	1/1.5 (-1)	1,438 (+10%)	4mo	$132,000	$92	41
17 Jackson St	0.69mi	3/1.0 (+1)	1,370 (+5%)	18mo	$15,000	$11	39
288 Rada Ave	0.72mi	3/1.5 (+1)	1,476 (+13%)	2mo	$135,000	$91	36
285 Garton Ave	0.73mi	3/1.0 (+1)	1,200 (-8%)	21mo	$164,000	$137	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: 56.4%
• Equity multiple: 3.94×
• Total profit: $32,496
• Equity at exit: $13,839

10-year hold

• IRR: 57.7%
• Equity multiple: 7.94×
• Total profit: $76,739
• Equity at exit: $18,667

Cash invested: $11,060 (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: 3.1×

Monthly cashflow live

• Estimated rent: $1,046 medium
• Mortgage (P&I): −$207
• Tax from tax record: −$44 /mo · $524/yr
• Insurance: −$16
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $493

Break-even live

Break-even rent $422

Max offer price $39,500

Occupancy floor 48%

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: $9,875
• Closing costs: $1,185
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $39,500 Active 138 DOM
2. 2026-06-17
   days on market $39,500 Active 137 DOM
3. 2026-06-16
   days on market $39,500 Active 136 DOM
4. 2026-06-15
   days on market $39,500 Active 135 DOM
5. 2026-06-15
   days on market $39,500 Active 134 DOM
6. 2026-06-13
   days on market $39,500 Active 133 DOM
7. 2026-06-12
   days on market $39,500 Active 132 DOM
8. 2026-06-09
   days on market $39,500 Active 129 DOM
9. 2026-06-08
   days on market $39,500 Active 128 DOM
10. 2026-06-08
    days on market $39,500 Active 127 DOM
11. 2026-06-07
    days on market $39,500 Active 126 DOM
12. 2026-06-04
    days on market $39,500 Active 124 DOM
13. 2026-06-03
    days on market $39,500 Active 123 DOM
14. 2026-06-02
    days on market $39,500 Active 122 DOM
15. 2026-06-01
    days on market $39,500 Active 121 DOM
16. 2026-05-31
    days on market $39,500 Active 120 DOM
17. 2026-04-29
    status Active
18. 2026-04-29
    price $39,500
19. 2026-04-24
    soldstatus $30,000
20. 2026-02-01
    historical Active Under Contract
21. 2026-01-17
    listed $35,000 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: $524 · $44/mo
• Projected year-2 tax: $524 · $44/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 10/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 19 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: $12,551
• − Mortgage interest: −$2,213
• − Property taxes: −$524
• − Insurance: −$995
• − Repairs & maintenance: −$1,004
• − Management: −$1,004
• − Depreciation: −$1,149
• Taxable income: $5,662
• Est. tax owed @ 24.0%: −$1,359
• After-tax cash flow: $4,552/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

+12.9% since first listed

5 events — show timeline

• 2026-04-29 Relisted — NCWVREIN
• 2026-04-29 Price Changed $39,500 NCWVREIN
• 2026-04-24 Sold (Public Records) $30,000 Public Records
• 2026-02-01 Contingent — NCWVREIN
• 2026-01-17 Listed $35,000 NCWVREIN

Property tax history

+8.3%/yr

Latest (2025): $524 · +134.7% YoY. Source: county tax records.