1012 27th St · Vienna, WV 26105

$49,500

3 bd · 1.5 ba · 1,086 sqft · SingleFamily · 1 Days on market

Built 1925 6,499 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
• Livability +3.8/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits with this 3-bedroom, 1.5-bath single-family home! This property offers great potential for investors, flippers, or buyers looking to add their personal touch. Featuring a functional layout with spacious living areas and plenty of possibilities, this home is ready for its next owner. The exterior of the home has siding, roof, windows, and doors that provide a solid starting point for future improvements. Motivated seller seeking a quick and easy cash sale. Property is being sold strictly AS-IS, with no repairs or concessions to be made by the seller. Seller will review all offers and is seeking the highest and best cash offer. Don't miss this chance to purchase a property

Key facts

• 6,499 sq ft lot
• Parking
• Built 1925

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $566 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Cap rate 20.0% vs local median 3.4% in Vienna — 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 75/100 on livability (#30 in WV, #4,078 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, employment D+, amenities F.
• Wood County Schools (urban): math 38% / reading 48% proficiency, ranked #3 of 55 in WV (top 6%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 47 active listings in the ZIP; 124 units permitted in Wood County in 2024 (33 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $342 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Wood County population projected at -13% 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $49,500

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 2.32% ✓
• Cap rate: 20.01%
• Cash-on-cash: 49.00%
• DSCR: 3.18
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $162,900
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2200 13th Ave	0.28mi	3/1.0	1,110 (+2%)	0mo	$142,500	$128	81
2802 12th Ave	0.14mi	3/1.5	1,040 (-4%)	7mo	$186,000	$179	81
2706 12th Ave	0.12mi	3/2.0	1,134 (+4%)	6mo	$173,000	$153	80
813 23rd St	0.22mi	2/1.0 (-1)	1,024 (-6%)	8mo	$117,000	$114	67
801 38th St	0.59mi	3/1.0	1,134 (+4%)	3mo	$130,000	$115	60
702 19th St	0.44mi	3/1.0	1,020 (-6%)	8mo	$165,000	$162	60
900 21st St	0.27mi	3/3.0	1,210 (+11%)	2mo	$181,250	$150	60
3305 4th Ave	0.60mi	2/1.5 (-1)	1,047 (-4%)	4mo	$140,000	$134	57
702 21st St	0.36mi	3/1.0	935 (-14%)	2mo	$173,000	$185	56
1012 39th St	0.58mi	3/1.0	1,020 (-6%)	6mo	$120,000	$118	56
705 17th St	0.53mi	3/1.5	1,196 (+10%)	5mo	$220,635	$184	54
906 16th St	0.57mi	3/2.0	1,215 (+12%)	8mo	$172,000	$142	45

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: 46.6%
• Equity multiple: 3.02×
• Total profit: $28,044
• Equity at exit: $7,381

10-year hold

• IRR: 52.4%
• Equity multiple: 6.12×
• Total profit: $70,909
• Equity at exit: $4,280

Cash invested: $13,860 (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 26105

• Home prices YoY: -17.5%
• Active inventory: 47
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,149 medium
• Mortgage (P&I): −$260
• Tax est. 1.5%: −$62 /mo · $742/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $566

Break-even live

Break-even rent $433

Max offer price $49,500

Occupancy floor 46%

Sensitivity live

Price	-10% $600	-5% $583	+0% $566	+5% $549	+10% $532
Rent	-10% $475	-5% $521	+0% $566	+5% $611	+10% $657
Rate	-1.0pp $591	-0.5pp $579	base $566	+0.5pp $553	+1.0pp $540

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: $12,375
• Closing costs: $1,485
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-19
   remarks 699-char remark
2. 2026-06-19
   listed $49,500 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $13,794
• − Mortgage interest: −$2,773
• − Property taxes: −$742
• − Insurance: −$248
• − Repairs & maintenance: −$1,103
• − Management: −$1,103
• − Depreciation: −$1,440
• Taxable income: $6,384
• Est. tax owed @ 24.0%: −$1,532
• After-tax cash flow: $5,260/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: Wood County Schools
• NCES district ID: 5401620
• Math proficiency: 38% ▼ -10.00%
• Reading proficiency: 48% ▼ -4.00%
• Median HH income: $42,363
• Composite: 36.22/100
• National rank: #4728
• State rank: #3 of 55 in WV

Livability — Vienna

• Score: 75/100
• State rank: #30
• US rank: #4078

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vienna, WV
• Population (ZIP): 12,297

Population outlook (Wood County) Hauer SSP2

• Today (2025): 84,304 people
• By 2030: 82,420 · -2.2%
• By 2040: 78,133 · -7.3%
• By 2050: 73,639 · -12.7%
• By 2075: 63,093 · -25.2%
• By 2100: 50,461 · -40.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Black 2% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 2% Slovak 2% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Wood

• 2024 margin: Solid R (+43.0) · D 27.6% · R 70.7% · Other 1.6%
• 2008→2024 swing: -14.4pp toward R · 2008: -28.7pp · 2024: -43.0pp
• All cycles: 2024: R+43.0 2020: R+42.0 2016: R+47.8 2012: R+32.5 2008: R+28.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -47.43%
• Current HPI: 223.0958
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0