120 Pennsylvania Ave Ave N · Nitro, WV 25177

$97,000

3 bd · 1.5 ba · 1,152 sqft · SingleFamily public records · 7 Days on market

Built 1953 5,227 sqft lot Est $160k · 39% under

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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 +27.3/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +6.5/10.0
• Livability +3.4/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This super cute 3 BR, 1.5 BA ranch home has been completely updated and features a new roof, new carpet and tile, new kitchen cabinets and counters, new appliances, freshly painted interior and fenced yard. You won't want to miss this one. Schedule your appointment today!

Key facts

• Level lot
• Convenient to i64
• Rear deck

Tags

• REAR DECK
• LEVEL LOT
• CONVENIENT TO I64

Property features AI

Exterior

• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Ranch-style residential; Single-story
• Construction: Block and vinyl siding exterior; Composition/shingle roof; No basement
• Exterior features: Deck

Interior

• Kitchen: Eat-in kitchen
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Eat-in kitchen; Storm windows with wood frames

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $97k.

Deal economics

• At list price, monthly cash flow is $215 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $97k).
• Cap rate 9.8% vs local median 5.2% in Nitro — 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 67/100 on livability (#97 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, amenities C-, employment D.
• Kanawha County Schools (suburban): math 29% / reading 40% proficiency, ranked #17 of 55 in WV (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Anne Bailey Elementary School (math 32% / reading 22%, grade F, #261 of 377 statewide, top 75%, 217 students, 0% FRL); Hayes Middle School (math 24% / reading 39%, grade F, #52 of 109 statewide, top 49%, 436 students, 0% FRL); Saint Albans High School (math 32% / reading 57%, grade F, #11 of 110 statewide, top 11%, 993 students, 0% FRL) — zoned schools average 0% FRL vs 46% district-wide (46 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 116 active listings in the ZIP; 103 units permitted in Kanawha County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $671 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Kanawha County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood 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 $97,000

Questions for the listing agent

1. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.15% ✓
• Cap rate: 9.77%
• Cash-on-cash: 12.42%
• DSCR: 1.55
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $160,128
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 Pennsylvania Ave N	0.06mi	3/1.0	1,000 (-13%)	2mo	$115,000	$115	72
118 Kentucky Ave	0.53mi	3/1.5	1,188 (+3%)	12mo	$165,000	$139	60
413 2nd Ave N	0.70mi	2/2.0 (-1)	1,118 (-3%)	5mo	$95,000	$85	51
113 Kentucky Ave	0.56mi	3/2.0	1,288 (+12%)	1mo	$160,000	$124	51
352 W Main St	0.41mi	3/2.5	1,306 (+13%)	8mo	$179,000	$137	48
410 Dupont Ave	0.72mi	3/2.0	1,294 (+12%)	8mo	$180,000	$139	37
602 Kanawha Ave	0.58mi	2/1.0 (-1)	982 (-15%)	10mo	$143,000	$146	33
310 High St	0.73mi	3/2.0	1,060 (-8%)	22mo	$150,000	$142	33

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: -2.0%
• Equity multiple: 0.93×
• Total profit: $-2,028
• Equity at exit: $14,463

10-year hold

• IRR: 7.7%
• Equity multiple: 1.59×
• Total profit: $15,899
• Equity at exit: $8,387

Cash invested: $27,160 (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 25177

• Home prices YoY: -16.6%
• Active inventory: 116
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,113 medium
• Mortgage (P&I): −$509
• Tax from tax record: −$49 /mo · $591/yr
• Insurance: −$40
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $215

Break-even live

Break-even rent $842

Max offer price $97,000

Occupancy floor 76%

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: $24,250
• Closing costs: $2,910
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-22
   status Pending
2. 2026-05-13
   listed $97,000 Active
3. 2024-09-13
   soldstatus $148,000 Closed 272-char remark

   Show marketing remark (272 chars)

   This super cute 3 BR, 1.5 BA ranch home has been completely updated and features a new roof, new carpet and tile, new kitchen cabinets and counters, new appliances, freshly painted interior and fenced yard. You won't want to miss this one. Schedule your appointment today!

4. 2024-07-18
   status Pending 272-char remark

   Show marketing remark (272 chars)

   This super cute 3 BR, 1.5 BA ranch home has been completely updated and features a new roof, new carpet and tile, new kitchen cabinets and counters, new appliances, freshly painted interior and fenced yard. You won't want to miss this one. Schedule your appointment today!

5. 2024-07-11
   listed $140,000 Active 272-char remark

   Show marketing remark (272 chars)

   This super cute 3 BR, 1.5 BA ranch home has been completely updated and features a new roof, new carpet and tile, new kitchen cabinets and counters, new appliances, freshly painted interior and fenced yard. You won't want to miss this one. Schedule your appointment today!

6. 2021-03-30
   soldstatus $87,000 217-char remark

   Show marketing remark (217 chars)

   ST ALBANS~THIS 3BR 1.5BA ONE STORY HOME HAS BEEN COMPLETELY UPDATED AND FEATURES A NEW ROOF, NEW CARPET AND TILE, NEW KITCHEN CABINETS AND COUNTERS, NEWER HVAC, FRESHLY PAINTED INTERIOR, FENCED YARD; A TRUE MUST SEE!!

7. 2020-12-21
   listed $87,000 217-char remark

   Show marketing remark (217 chars)

   ST ALBANS~THIS 3BR 1.5BA ONE STORY HOME HAS BEEN COMPLETELY UPDATED AND FEATURES A NEW ROOF, NEW CARPET AND TILE, NEW KITCHEN CABINETS AND COUNTERS, NEWER HVAC, FRESHLY PAINTED INTERIOR, FENCED YARD; A TRUE MUST SEE!!

8. 1998-12-28
   soldstatus $25,000

ⓘ 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: $591 · $49/mo
• Projected year-2 tax: $591 · $49/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 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $13,360
• − Mortgage interest: −$5,434
• − Property taxes: −$591
• − Insurance: −$1,282
• − Repairs & maintenance: −$1,069
• − Management: −$1,069
• − Depreciation: −$2,822
• Taxable income: $1,094
• Est. tax owed @ 24.0%: −$262
• After-tax cash flow: $2,314/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: Kanawha County Schools
• NCES district ID: 5400600
• Math proficiency: 29% ▼ -13.00%
• Reading proficiency: 40% ▼ -7.00%
• Median HH income: $44,329
• Composite: 29.35/100
• National rank: #6540
• State rank: #17 of 55 in WV

Livability — Nitro

• Score: 67/100
• State rank: #97
• US rank: #10940

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 23,211

Population outlook (Kanawha County) Hauer SSP2

• Today (2025): 178,946 people
• By 2030: 172,906 · -3.4%
• By 2040: 159,874 · -10.7%
• By 2050: 148,148 · -17.2%
• By 2075: 123,257 · -31.1%
• By 2100: 96,454 · -46.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 5% Black 5% Hispanic / Latino 1%
• Common ancestry: Serbian 2% Italian 2% Slovak 1%
• Foreign-born: 0%

Political lean MEDSL · Kanawha

• 2024 margin: R (+17.4) · D 40.2% · R 57.6% · Other 2.2%
• 2008→2024 swing: -17.0pp toward R · 2008: -0.4pp · 2024: -17.4pp
• All cycles: 2024: R+17.4 2020: R+14.7 2016: R+20.6 2012: R+11.9 2008: R+0.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -36.96%
• Current HPI: 185.502
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+288.0% since first listed

8 events — show timeline

• 2026-05-22 Pending — KVBOR
• 2026-05-13 Listed $97,000 KVBOR
• 2024-09-13 Sold (MLS) $148,000 KVBOR
• 2024-07-18 Pending — KVBOR
• 2024-07-11 Listed $140,000 KVBOR
• 2021-03-30 Sold (MLS) $87,000 KVBOR
• 2020-12-21 Listed $87,000 KVBOR
• 1998-12-28 Sold (Public Records) $25,000 Public Records

Property tax history

-3.0%/yr

Latest (2025): $591 · +0.0% YoY. Source: county tax records.