217 S Wells St · Sistersville, WV 26175

$69,500

3 bd · 1.0 ba · 1,572 sqft · SingleFamily public records · 61 Days on market

Built 1941 6,098 sqft lot ↓ 7% 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 +5.4/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming 1941 two-story home located in a historic town, full of character and timeless appeal. Resembling a traditional American Four Square, this property features 4 bedrooms, 1 full bath, and an added half bath. Original hardwood floors and classic architectural details are found throughout. Spacious layout offers a great opportunity to update and personalize while maintaining its historic charm. Ideal for buyers looking to add their own touch, this home has strong potential to shine once again. Located near the new hospital currently under construction. All measurements are approximate.

Key facts

• 6,098 sq ft lot
• Garage
• Built 1941

Property features AI

Finance

• Other: Property zoned residential
• Financial info: No investor or rental income information provided
• HOA & community: No HOA information provided

Exterior

• Parking: Detached 1-car garage
• Security: No security features provided
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Traditional style; 2 stories
• Construction: Asbestos construction materials; Shingle roof
• Exterior features: Level lot

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: 8 total rooms (includes bedroom count and other living spaces)
• Flooring: Hardwood flooring throughout
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Natural gas heating; Space heater; Window cooling unit(s)
• Interior features: Two fireplaces; Hardwood floors; Gas water heater
• Laundry & utility: No laundry or utility appliance details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $389 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $65k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#165 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D, schools F, amenities F.
• Tyler County Schools (rural): math 31% / reading 39% proficiency, ranked #18 of 55 in WV (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 15 active listings in the ZIP.

Forward outlook

• In year one you build about $971 of equity ($481 loan paydown + $490 appreciation (0.7% local appreciation)).
• Tyler County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.7% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($65k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,329 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — 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 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?
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: 1.55% ✓
• Cap rate: 13.97%
• Cash-on-cash: 27.40%
• DSCR: 2.22
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $216,936
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
222 Oxford St	0.10mi	3/2.0	1,589 (+1%)	14mo	$219,900	$138	78
405 Wiley Ave	0.12mi	3/1.5	1,440 (-8%)	2mo	$153,900	$107	77
306 South Chelsea St	0.12mi	3/2.0	1,400 (-11%)	13mo	$113,000	$81	61
913 Maple Ln	0.73mi	3/2.5	1,576 (+0%)	12mo	$226,000	$143	50

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

Projected returns pro-forma

0.7% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.6%
• Equity multiple: 2.29×
• Total profit: $25,069
• Equity at exit: $22,664

10-year hold

• IRR: 28.6%
• Equity multiple: 4.37×
• Total profit: $65,575
• Equity at exit: $29,313

Cash invested: $19,460 (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 26175

• Home prices YoY: 0.4%
• Active inventory: 15
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,078 medium
• Mortgage (P&I): −$364
• Tax from tax record: −$14 /mo · $163/yr
• Insurance: −$29
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $389

Break-even live

Break-even rent $585

Max offer price $69,500

Occupancy floor 59%

Sensitivity live

Price	-10% $428	-5% $408	+0% $389	+5% $369	+10% $349
Rent	-10% $304	-5% $346	+0% $389	+5% $431	+10% $474
Rate	-1.0pp $424	-0.5pp $406	base $389	+0.5pp $371	+1.0pp $352

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: $17,375
• Closing costs: $2,085
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $69,500 Active 61 DOM
2. 2026-06-18
   days on market $69,500 Active 59 DOM
3. 2026-06-17
   days on market $69,500 Active 58 DOM
4. 2026-06-16
   days on market $69,500 Active 57 DOM
5. 2026-06-15
   days on market $69,500 Active 56 DOM
6. 2026-06-15
   days on market $69,500 Active 55 DOM
7. 2026-06-13
   days on market $69,500 Active 54 DOM
8. 2026-06-12
   days on market $69,500 Active 53 DOM
9. 2026-06-09
   days on market $69,500 Active 50 DOM
10. 2026-06-08
    days on market $69,500 Active 49 DOM
11. 2026-06-08
    days on market $69,500 Active 48 DOM
12. 2026-06-07
    days on market $69,500 Active 47 DOM
13. 2026-06-04
    days on market $69,500 Active 45 DOM
14. 2026-06-03
    days on market $69,500 Active 44 DOM
15. 2026-06-02
    days on market $69,500 Active 43 DOM
16. 2026-06-01
    days on market $69,500 Active 42 DOM
17. 2026-05-31
    days on market $69,500 Active 41 DOM
18. 2026-05-06
    price $69,500
19. 2026-04-20
    listed $75,000 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: $163 · $14/mo
• Projected year-2 tax: $410 · $34/mo
• Expected delta: +$247/yr (+$21/mo · 151.7%)

ⓘ 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) · 77% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 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: $12,932
• − Mortgage interest: −$3,893
• − Property taxes: −$163
• − Insurance: −$1,014
• − Repairs & maintenance: −$1,035
• − Management: −$1,035
• − Depreciation: −$2,022
• Taxable income: $3,771
• Est. tax owed @ 24.0%: −$905
• After-tax cash flow: $3,761/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: Tyler County Schools
• NCES district ID: 5401440
• Math proficiency: 31% ▼ -11.00%
• Reading proficiency: 39% ▼ -8.00%
• Median HH income: $37,906
• Composite: 29.17/100
• National rank: #6576
• State rank: #18 of 55 in WV

Livability — Sistersville

• Score: 63/100
• State rank: #165
• US rank: #15391

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sistersville, WV
• Population (ZIP): 3,168

Population outlook (Tyler County) Hauer SSP2

• Today (2025): 8,409 people
• By 2030: 8,035 · -4.4%
• By 2040: 7,233 · -14.0%
• By 2050: 6,460 · -23.2%
• By 2075: 4,823 · -42.6%
• By 2100: 3,342 · -60.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 2% Black 2%
• Common ancestry: Serbian 5% Lithuanian 4% Iranian 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Russian/Polish/Slavic 1%

Political lean MEDSL · Tyler

• 2024 margin: Solid R (+67.4) · D 15.3% · R 82.7% · Other 2.0%
• 2008→2024 swing: -36.0pp toward R · 2008: -31.4pp · 2024: -67.4pp
• All cycles: 2024: R+67.4 2020: R+66.2 2016: R+68.0 2012: R+43.5 2008: R+31.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.70%
• Current HPI: 173.7004
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-7.3% since first listed

2 events — show timeline

• 2026-05-06 Price Changed $69,500 WBOR
• 2026-04-20 Listed $75,000 WBOR

Property tax history

-0.9%/yr

Latest (2025): $163 · +22.1% YoY. Source: county tax records.