514 Highland Ave · Oak Hill, WV 25901

$38,000

3 bd · 1.0 ba · 929 sqft · SingleFamily public records · 15 Days on market

Built 1938

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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 +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

SOLD AS-IS, WILL NOT QUALIFY FOR FINANCING. Newer windows and metal roof, updated siding. Interior needs extensive renovation to be livable due to damage from a tenant.

Key facts

• Metal roof
• Updated siding
• Newer windows

Tags

• NEWER WINDOWS
• METAL ROOF
• UPDATED SIDING

🏷️ Possibly a rental listed for sale. The $38,000 price doesn't fit this home's estimated sale value (~$130,060) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $38k.

Deal economics

• At list price, monthly cash flow is $498 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($959 rent vs $38k).
• Recommended offer: $37k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#181 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, employment F.
• Fayette County Schools (suburban): math 17% / reading 31% proficiency, ranked #51 of 55 in WV (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Oak Hill Middle School (math 14% / reading 26%, grade F, #104 of 109 statewide, top 96%, 656 students, 0% FRL) — zoned schools average 0% FRL vs 54% district-wide (54 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 18 active listings in the ZIP; 26 units permitted in Fayette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $263 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Fayette County population projected at -23% 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 $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($37k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $7k; list at $38k implies a 471% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $37,430 (1.5% below list)

Questions for the listing agent

1. Built in 1938 — 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.52% ✓
• Cap rate: 22.02%
• Cash-on-cash: 56.17%
• DSCR: 3.50
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $130,060
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
141 Burkholder St	0.27mi	2/1.0 (-1)	884 (-5%)	8mo	$133,000	$150	68
4 Woodhill Ct	0.17mi	2/1.5 (-1)	998 (+7%)	7mo	$55,000	$55	67
103 Noble St	0.27mi	2/1.0 (-1)	856 (-8%)	10mo	$120,000	$140	61
150 Duncan Ave	0.25mi	3/1.0	1,064 (+14%)	4mo	$185,000	$174	61
6 Woodhill Ct	0.19mi	3/2.0	1,055 (+14%)	11mo	$120,000	$114	55
112C Oakwood St	0.33mi	3/1.5	1,000 (+8%)	21mo	$155,000	$155	52
101 Vance St	0.48mi	2/2.0 (-1)	960 (+3%)	17mo	$146,500	$153	49
433 Park St	0.65mi	2/1.0 (-1)	875 (-6%)	13mo	$90,000	$103	44
116 Shumate St	0.48mi	2/1.0 (-1)	848 (-9%)	18mo	$95,000	$112	44
213 Rogers St	0.58mi	2/1.5 (-1)	1,042 (+12%)	8mo	$55,000	$53	39

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: 54.6%
• Equity multiple: 3.40×
• Total profit: $25,578
• Equity at exit: $5,666

10-year hold

• IRR: 59.7%
• Equity multiple: 6.94×
• Total profit: $63,173
• Equity at exit: $3,286

Cash invested: $10,640 (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 25901

• Home prices YoY: -16.7%
• Active inventory: 18
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $959 medium
• Mortgage (P&I): −$199
• Tax from tax record: −$45 /mo · $537/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $498

Break-even live

Break-even rent $329

Max offer price $38,000

Occupancy floor 43%

Sensitivity live

Price	-10% $520	-5% $509	+0% $498	+5% $487	+10% $477
Rent	-10% $422	-5% $460	+0% $498	+5% $536	+10% $574
Rate	-1.0pp $517	-0.5pp $508	base $498	+0.5pp $488	+1.0pp $478

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: $9,500
• Closing costs: $1,140
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-12
   listed $38,000 Active
2. 1992-05-05
   soldstatus $6,656

ⓘ 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: $537 · $45/mo
• Projected year-2 tax: $537 · $45/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,513
• − Mortgage interest: −$2,129
• − Property taxes: −$537
• − Insurance: −$190
• − Repairs & maintenance: −$921
• − Management: −$921
• − Depreciation: −$1,105
• Taxable income: $5,710
• Est. tax owed @ 24.0%: −$1,370
• After-tax cash flow: $4,607/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: Fayette County Schools
• NCES district ID: 5400300
• Math proficiency: 17% ▼ -12.00%
• Reading proficiency: 31% ▼ -4.00%
• Median HH income: $35,293
• Composite: 19.77/100
• National rank: #8706
• State rank: #51 of 55 in WV

Livability — Oak Hill

• Score: 62/100
• State rank: #181
• US rank: #16601

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oak Hill, WV
• City population: 260
• Population (ZIP): 10,225

Population outlook (Fayette County) Hauer SSP2

• Today (2025): 41,745 people
• By 2030: 39,758 · -4.8%
• By 2040: 35,751 · -14.4%
• By 2050: 32,223 · -22.8%
• By 2075: 24,307 · -41.8%
• By 2100: 16,671 · -60.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Black 6% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Serbian 4% Slovak 3% Italian 2%
• Foreign-born: 1%

Political lean MEDSL · Fayette

• 2024 margin: Solid R (+41.8) · D 28.1% · R 69.8% · Other 2.1%
• 2008→2024 swing: -39.0pp toward R · 2008: -2.7pp · 2024: -41.8pp
• All cycles: 2024: R+41.8 2020: R+38.6 2016: R+39.6 2012: R+21.0 2008: R+2.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -38.08%
• Current HPI: 190.177
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+470.9% since first listed

2 events — show timeline

• 2026-05-12 Listed $38,000 FSBO.com
• 1992-05-05 Sold (Public Records) $6,656 Public Records

Property tax history

-3.8%/yr

Latest (2025): $537 · +6.2% YoY. Source: county tax records.