224 W Second Ave West Logan Aly · West Logan, WV 25601

$30,000

3 bd · 1.0 ba · 1,270 sqft · SingleFamily public records · 22 Days on market

Built 1935 4,792 sqft lot ↓ 45% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

This house would be ideal for a rental income property flip or a family home. With a little creative remodel and design this house could be full of charm and a place to make lots of happy memories. Just minutes for Logan or Chapmanville. All measurements are estimated it's the buyer's responsibility to get the exact measurements. This house is being sold "AS IS"

Key facts

• 4,792 sq ft lot
• Built 1935
• Listed 22 days

Property features AI

Finance

• Other: Lot is approximately 0.11 acres
• Financial info: Not specified
• HOA & community: Not specified

Exterior

• Parking: Not specified
• Security: Not specified
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Frame construction; Metal roof
• Exterior features: Front porch

Interior

• Kitchen: Not specified
• Bedrooms: Not specified
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Has heating
• Interior features: Storm windows; 6 total rooms; No basement
• Laundry & utility: Not specified

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $665 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $30k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#275 in WV) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: amenities F, commute F, employment F.
• Logan County Schools (rural): math 18% / reading 32% proficiency, ranked #48 of 55 in WV (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Logan Elementary School (math 37% / reading 37%, grade F, #130 of 377 statewide, top 39%, 230 students, 0% FRL); Logan Middle School (math 17% / reading 30%, grade F, #91 of 109 statewide, top 85%, 590 students, 0% FRL); Logan Senior High School (math 8% / reading 32%, grade F, #101 of 110 statewide, top 94%, 580 students, 0% FRL) — zoned schools average 0% FRL vs 49% district-wide (49 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 17 active listings in the ZIP; 1 units permitted in Logan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($207 loan paydown + $1k appreciation (3.6% local appreciation)).
• Logan County population projected at -35% 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 $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($30k) is reasonable based on typical stale-listing flexibility.

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; moderate wildfire risk; extreme-heat days projected 8→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $29,550 (1.5% below list)

Questions for the listing agent

1. Built in 1935 — 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: 3.90% ✓
• Cap rate: 35.55%
• Cash-on-cash: 104.49%
• DSCR: 5.65
• GRM: 2.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.63% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 99.6%
• Equity multiple: 6.60×
• Total profit: $47,023
• Equity at exit: $14,560

10-year hold

• IRR: 98.9%
• Equity multiple: 13.73×
• Total profit: $106,899
• Equity at exit: $23,309

Cash invested: $8,400 (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 25601

• Home prices YoY: 2.8%
• Active inventory: 17
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,169 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$22 /mo · $266/yr
• Insurance: −$12
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $665

Break-even live

Break-even rent $327

Max offer price $30,000

Occupancy floor 38%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $30,000 Active 22 DOM
2. 2026-06-17
   days on market $30,000 Active 21 DOM
3. 2026-06-16
   days on market $30,000 Active 20 DOM
4. 2026-06-15
   days on market $30,000 Active 19 DOM
5. 2026-06-15
   days on market $30,000 Active 18 DOM
6. 2026-06-13
   days on market $30,000 Active 17 DOM
7. 2026-06-12
   days on market $30,000 Active 16 DOM
8. 2026-06-09
   days on market $30,000 Active 13 DOM
9. 2026-06-08
   days on market $30,000 Active 12 DOM
10. 2026-06-08
    days on market $30,000 Active 11 DOM
11. 2026-06-05
    days on market $30,000 Active 9 DOM
12. 2026-06-04
    days on market $30,000 Active 8 DOM
13. 2026-06-03
    days on market $30,000 Active 7 DOM
14. 2026-06-02
    days on market $30,000 Active 6 DOM
15. 2026-06-01
    days on market $30,000 Active 5 DOM
16. 2026-05-31
    days on market $30,000 Active 4 DOM
17. 2026-05-27
    listed $30,000 Active
18. 1999-05-25
    soldstatus $55,000

ⓘ 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: $266 · $22/mo
• Projected year-2 tax: $266 · $22/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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 8 d/yr ≥101°F today · 23 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: $14,027
• − Mortgage interest: −$1,680
• − Property taxes: −$266
• − Insurance: −$948
• − Repairs & maintenance: −$1,122
• − Management: −$1,122
• − Depreciation: −$873
• Taxable income: $8,016
• Est. tax owed @ 24.0%: −$1,924
• After-tax cash flow: $6,056/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: Logan County Schools
• NCES district ID: 5400690
• Math proficiency: 18% ▼ -15.00%
• Reading proficiency: 32% ▼ -9.00%
• Median HH income: $36,127
• Composite: 20.68/100
• National rank: #8531
• State rank: #48 of 55 in WV

Livability — West Logan

• Score: 56/100
• State rank: #275
• US rank: #23088

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Logan, WV
• Population (ZIP): 5,007

Population outlook (Logan County) Hauer SSP2

• Today (2025): 30,218 people
• By 2030: 27,848 · -7.8%
• By 2040: 23,262 · -23.0%
• By 2050: 19,582 · -35.2%
• By 2075: 12,739 · -57.8%
• By 2100: 7,787 · -74.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Black 6% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Slovak 2% Serbian 1%
• Foreign-born: 0%

Political lean MEDSL · Logan

• 2024 margin: Solid R (+66.7) · D 16.1% · R 82.8% · Other 1.1%
• 2008→2024 swing: -55.9pp toward R · 2008: -10.8pp · 2024: -66.7pp
• All cycles: 2024: R+66.7 2020: R+63.0 2016: R+63.2 2012: R+39.7 2008: R+10.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.63%
• Current HPI: 135.6741
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-45.5% since first listed

2 events — show timeline

• 2026-05-27 Listed $30,000 KVBOR
• 1999-05-25 Sold (Public Records) $55,000 Public Records

Property tax history

-4.9%/yr

Latest (2024): $266 · -6.0% YoY. Source: county tax records.