62 Cairo Grade School Rd · Cairo, WV 26337

$52,000

3 bd · 1.0 ba · 1,440 sqft · SingleFamily · 56 Days on market

Built 1895 Poor condition 5,009 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
• Appreciation +4.5/10.0
• Schools +3.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks

Located in Cairo, this 3-bedroom, 1-bath home offers spacious living areas and a functional layout. Large rooms provide flexibility for a variety of needs, whether relaxing, working, or entertaining. Suitable as a starter home or investment property, it presents a great opportunity to update and add value. Affordable and full of potential, this property is ready for your personal touch. OWNER FINANCING AVAILABLE. (All measurements are approximate)

Key facts

• 5,009 sq ft lot
• Built 1895
• Listed 56 days

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Bi-level design; 2 stories
• Construction: Vinyl siding exterior; Metal roof
• Exterior features: Rolling, sloped lot

Interior

• Kitchen: Range; Refrigerator
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air; Ceiling fans
• Interior features: Partial basement; 7 total rooms
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $52k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $520 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $52k).
• Recommended offer: $50k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#261 in WV) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime C-, health & safety D, schools F.
• Ritchie County Schools (rural): math 31% / reading 40% proficiency, ranked #16 of 55 in WV (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 6 active listings in the ZIP; 25 units permitted in Ritchie County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-0.9%/yr); year-one equity from $360 of loan paydown is wiped out by about $485 of value loss. Plan a longer hold.
• Ritchie County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.9% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($50k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1895 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $50,440 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1895 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.14% ✓
• Cap rate: 18.29%
• Cash-on-cash: 42.84%
• DSCR: 2.91
• GRM: 3.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.93% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 42.7%
• Equity multiple: 3.02×
• Total profit: $29,366
• Equity at exit: $12,720

10-year hold

• IRR: 46.6%
• Equity multiple: 5.99×
• Total profit: $72,669
• Equity at exit: $13,500

Cash invested: $14,560 (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 26337

• Home prices YoY: -0.8%
• Active inventory: 6
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,113 medium
• Mortgage (P&I): −$273
• Tax est. 1.5%: −$65 /mo · $780/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $520

Break-even live

Break-even rent $455

Max offer price $52,000

Occupancy floor 48%

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: $13,000
• Closing costs: $1,560
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-30
   status Pending
2. 2026-03-05
   listed $52,000 Active

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 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: $13,355
• − Mortgage interest: −$2,913
• − Property taxes: −$780
• − Insurance: −$260
• − Repairs & maintenance: −$1,068
• − Management: −$1,068
• − Depreciation: −$1,513
• Taxable income: $5,752
• Est. tax owed @ 24.0%: −$1,381
• After-tax cash flow: $4,857/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.

Condition & rehab AI · 13 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and updates, including a new roof, siding, and HVAC system, to become move-in ready and increase its value.

Repairs flagged

• Major roof — Significant damage visible
• Major exterior siding — Damaged and weathered
• Major HVAC system — No recent maintenance visible

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and property value
• Both Replace HVAC system — Improves comfort and energy efficiency
• Both Landscaping and curb appeal — Enhances property value and appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant damage visible	Major	$15,000–50,000
exterior siding · Damaged and weathered	Major	$15,000–50,000
HVAC system · No recent maintenance visible	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and property value ↑
• Both Replace HVAC system — Improves comfort and energy efficiency ↑
• Both Landscaping and curb appeal — Enhances property value and appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Ritchie County Schools
• NCES district ID: 5401290
• Math proficiency: 31% ▼ -11.00%
• Reading proficiency: 40% ▼ -6.00%
• Median HH income: $37,608
• Composite: 29.55/100
• National rank: #6491
• State rank: #16 of 55 in WV

Livability — Cairo

• Score: 57/100
• State rank: #261
• US rank: #22336

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cairo, WV
• Population (ZIP): 842

Population outlook (Ritchie County) Hauer SSP2

• Today (2025): 9,132 people
• By 2030: 8,617 · -5.6%
• By 2040: 7,585 · -16.9%
• By 2050: 6,671 · -26.9%
• By 2075: 5,072 · -44.5%
• By 2100: 3,845 · -57.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Serbian 7% Slovak 2%

Political lean MEDSL · Ritchie

• 2024 margin: Solid R (+73.0) · D 12.8% · R 85.8% · Other 1.5%
• 2008→2024 swing: -26.6pp toward R · 2008: -46.4pp · 2024: -73.0pp
• All cycles: 2024: R+73.0 2020: R+71.5 2016: R+71.4 2012: R+56.7 2008: R+46.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.93%
• Current HPI: 123.835
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-04-30 Pending — WBOR
• 2026-03-05 Listed $52,000 WBOR