11 Paddy Hollow Dr · Lavalette, WV 25535

$115,000

3 bd · 1.0 ba · 1,388 sqft · SingleFamily public records · 157 Days on market

Built 1954 1.90 ac lot $83/sqft · 36% below area Est $180k · 36% under

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Why this score? — see what drove the C+ 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 +19.8/30.0
• ARV discount +15.0/15.0
• Appreciation +6.8/10.0
• DSCR +6.3/10.0
• 1% rule +5.2/10.0
• Livability +3.3/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

One floor plan in popular Lavalette location. Interior offers options for 3 or 4 bedrooms and use for office or craft rooms instead of bedrooms. Washer and dryer hookups and newer hot water heater is on main floor interior. Exterior has front porch, garage with storage above, storage building, covered picnic area and fountain.

Key facts

• Fountain
• Front porch
• Storage building

Tags

• FRONT PORCH
• GARAGE WITH STORAGE
• STORAGE BUILDING
• COVERED PICNIC AREA
• FOUNTAIN

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $136 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#108 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, employment A; Watch: housing D, schools F, amenities 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: 11 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 $5k of equity ($795 loan paydown + $4k 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 $32k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $48k; list at $115k implies a 137% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 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 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.02% ✓
• Cap rate: 7.71%
• Cash-on-cash: 5.06%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

• ARV (median comp): $179,521
• List price: $115,000
• Delta: -35.94%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
246 Lynn Oak Dr	0.37mi	3/1.0	1,269 (-9%)	4mo	$115,000	$91	65
85 Staley St	0.28mi	3/2.0	1,411 (+2%)	21mo	$135,000	$96	63

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

Projected returns pro-forma

3.59% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.8%
• Equity multiple: 1.81×
• Total profit: $26,175
• Equity at exit: $55,598

10-year hold

• IRR: 15.3%
• Equity multiple: 3.38×
• Total profit: $76,689
• Equity at exit: $88,838

Cash invested: $32,200 (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 25535

• Home prices YoY: 1.8%
• Active inventory: 11
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,178 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $136

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 83%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $115,000 Active 157 DOM
2. 2026-06-18
   days on market $115,000 Active 156 DOM
3. 2026-06-17
   days on market $115,000 Active 155 DOM
4. 2026-06-16
   days on market $115,000 Active 154 DOM
5. 2026-06-15
   days on market $115,000 Active 153 DOM
6. 2026-06-14
   days on market $115,000 Active 151 DOM
7. 2026-06-12
   days on market $115,000 Active 150 DOM
8. 2026-06-09
   days on market $115,000 Active 147 DOM
9. 2026-06-08
   days on market $115,000 Active 146 DOM
10. 2026-06-07
    days on market $115,000 Active 145 DOM
11. 2026-06-05
    days on market $115,000 Active 142 DOM
12. 2026-06-03
    days on market $115,000 Active 141 DOM
13. 2026-06-02
    days on market $115,000 Active 140 DOM
14. 2026-06-01
    days on market $115,000 Active 139 DOM
15. 2026-05-31
    days on market $115,000 Active 138 DOM
16. 2026-05-30
    days on market $115,000 Active 137 DOM
17. 2026-01-12
    listed $115,000 Active 328-char remark

    Show marketing remark (328 chars)

    One floor plan in popular Lavalette location. Interior offers options for 3 or 4 bedrooms and use for office or craft rooms instead of bedrooms. Washer and dryer hookups and newer hot water heater is on main floor interior. Exterior has front porch, garage with storage above, storage building, covered picnic area and fountain.

18. 2003-12-26
    soldstatus $48,471
19. 1999-01-14
    soldstatus $55,000

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 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: $14,135
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,131
• − Management: −$1,131
• − Depreciation: −$3,345
• Taxable loss: −$214
• Est. tax savings @ 24.0%: +$51
• After-tax cash flow: $1,681/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: 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 — Lavalette

• Score: 66/100
• State rank: #108
• US rank: #11614

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lavalette, WV
• Population (ZIP): 2,420

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 (97%)
• Race & ethnicity: White 97% Two or more races 2% Black 1%
• Common ancestry: Italian 3% Serbian 2% Scotch-Irish 2%

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: ▲ 3.59%
• Current HPI: 205.7893
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+109.1% since first listed

3 events — show timeline

• 2026-01-12 Listed $115,000 HBRMLS
• 2003-12-26 Sold (Public Records) $48,471 Public Records
• 1999-01-14 Sold (Public Records) $55,000 Public Records

Property tax history

-5.9%/yr

Latest (2025): $126 · +11.9% YoY. Source: county tax records.