115 Virginia Ave · Harrisville, WV 26362

$33,000

3 bd · 1.0 ba · 1,056 sqft · SingleFamily · 70 Days on market

9,583 sqft lot

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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 +5.0/10.0
• Livability +3.3/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Investment opportunity awaits an investor restoring this ranch style home with garage and on a large corner lot in a subdivision Harrisville. Sold "AS IS" AND PRICED TO SELL FAST! Includes an additional adjoining lot with garage and out building. .

Key facts

• Large corner lot
• Ranch style home
• 9,583 sq ft lot

Tags

• RANCH STYLE HOME
• LARGE CORNER LOT
• ADDITIONAL ADJOINING LOT

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Frame construction
• Exterior features: Composition/shingle roof

Interior

• Bedrooms: Total of 5 rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Carpet and vinyl flooring; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $33k.

Deal economics

• At list price, monthly cash flow is $504 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($927 rent vs $33k).
• Recommended offer: $31k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#102 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Ritchie County Schools (rural): math 31% / reading 40% proficiency, ranked #16 of 55 in WV (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Harrisville Elementary (math 42% / reading 42%, grade F, #87 of 377 statewide, top 28%, 219 students, 0% FRL); Ritchie County Middle (math 24% / reading 36%, grade F, #58 of 109 statewide, top 55%, 330 students, 0% FRL); Ritchie County High School (math 27% / reading 42%, grade F, #42 of 110 statewide, top 47%, 387 students, 0% FRL) — zoned schools average 0% FRL vs 43% district-wide (43 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 7 active listings in the ZIP; 25 units permitted in Ritchie County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($228 loan paydown + $990 appreciation (3.0% local appreciation)).
• Ritchie County population projected at -27% 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 $9k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($31k) is reasonable based on typical stale-listing flexibility.

Recommended offer $31,020 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 2.81% ✓
• Cap rate: 24.63%
• Cash-on-cash: 65.48%
• DSCR: 3.91
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $179,520
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
143 Virginia Ave	0.02mi	3/2.0	962 (-9%)	3mo	$164,000	$170	77

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: 70.2%
• Equity multiple: 4.91×
• Total profit: $36,104
• Equity at exit: $14,838

10-year hold

• IRR: 69.7%
• Equity multiple: 10.04×
• Total profit: $83,543
• Equity at exit: $22,867

Cash invested: $9,240 (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 26362

• Active inventory: 7
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $927 medium
• Mortgage (P&I): −$173
• Tax est. 1.5%: −$41 /mo · $495/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $504

Break-even live

Break-even rent $289

Max offer price $33,000

Occupancy floor 41%

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: $8,250
• Closing costs: $990
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-20
   status Pending
2. 2026-03-10
   listed $33,000 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $11,123
• − Mortgage interest: −$1,849
• − Property taxes: −$495
• − Insurance: −$165
• − Repairs & maintenance: −$890
• − Management: −$890
• − Depreciation: −$960
• Taxable income: $5,875
• Est. tax owed @ 24.0%: −$1,410
• After-tax cash flow: $4,641/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: Ritchie County Schools
• NCES district ID: 5401290
• Math proficiency: 31% ▼ -11.00%
• Reading proficiency: 40% ▼ -6.00%
• Median HH income: $37,608
• Composite: 29.55/100
• National rank: #6491
• State rank: #16 of 55 in WV

Livability — Harrisville

• Score: 66/100
• State rank: #102
• US rank: #11394

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Harrisville, WV
• Population (ZIP): 2,904

Population outlook (Ritchie County) Hauer SSP2

• Today (2025): 9,132 people
• By 2030: 8,617 · -5.6%
• By 2040: 7,585 · -16.9%
• By 2050: 6,671 · -26.9%
• By 2075: 5,072 · -44.5%
• By 2100: 3,845 · -57.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Asian 2% Two or more races 1%
• Common ancestry: Lithuanian 5% Iranian 2% Romanian 2%
• Foreign-born: 2% · China
• Languages at home: 98% English-only · Chinese 2%

Political lean MEDSL · Ritchie

• 2024 margin: Solid R (+73.0) · D 12.8% · R 85.8% · Other 1.5%
• 2008→2024 swing: -26.6pp toward R · 2008: -46.4pp · 2024: -73.0pp
• All cycles: 2024: R+73.0 2020: R+71.5 2016: R+71.4 2012: R+56.7 2008: R+46.4

Not yet ingested

• Civics: —

Market trends

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

Price history

2 events — show timeline

• 2026-05-20 Pending — KVBOR
• 2026-03-10 Listed $33,000 KVBOR