71 Ridge Rd · Wayne, WV 25570

$102,400

3 bd · 2.0 ba · 1,024 sqft · SingleFamily · 18 Days on market

Built 1990 Fair condition

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Why this score? — see what drove the C 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 +19.0/30.0
• Appreciation +8.7/10.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +5.1/10.0
• Livability +3.0/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

This home features 3 bedrooms and a full bath on the main upper level, along with a semi-open floor plan that creates a seamless flow from the living room to the dining area. Downstairs, the finished basement provides even more living space and flexibility. Whether you need a large family room, game room, home office, or a 4th bedroom, this space can easily fit your needs. The basement also includes a second full bathroom, laundry area, and convenient access to the attached garage. Conveniently located in the heart of Wayne, this home would be great as a primary residence or investment property.

Key facts

• Garage
• Built 1990
• Listed 17 days

Property features AI

Finance

• Financial info: Property is currently rented month-to-month for $650/month (tenant may be present for showings)

Exterior

• Parking: Attached garage (1 car); Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; 2 stories
• Construction: Vinyl siding; Shingle roof
• Exterior features: Deck; Above-ground pool does not convey

Interior

• Kitchen: Range; Oven; Refrigerator
• Flooring: Laminate; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Window unit cooling
• Interior features: Full finished basement; Range, Oven, Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $102k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $106 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $102k).
• Recommended offer: $101k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#226 in WV) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A-; Watch: amenities F, commute F, employment F.
• Wayne County Schools (rural): math 25% / reading 38% proficiency, ranked #25 of 55 in WV (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Wayne Elementary School (math 25% / reading 25%, grade F, #286 of 377 statewide, top 76%, 467 students, 0% FRL); Wayne Middle School (math 15% / reading 34%, grade F, #84 of 109 statewide, top 81%, 371 students, 0% FRL); Wayne High School (math 12% / reading 47%, grade F, #69 of 110 statewide, top 71%, 611 students, 0% FRL) — zoned schools average 0% FRL vs 46% district-wide (46 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 10 active listings in the ZIP; 67 units permitted in Wayne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($708 loan paydown + $8k appreciation (7.3% local appreciation)).
• Wayne County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.3% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($101k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,864 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.01% ✓
• Cap rate: 7.54%
• Cash-on-cash: 4.44%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $38,912
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
59 Lower Terrace Dr	0.51mi	3/1.0	1,040 (+2%)	4mo	$40,000	$38	66

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

Projected returns pro-forma

7.35% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.0%
• Equity multiple: 2.56×
• Total profit: $44,762
• Equity at exit: $73,341

10-year hold

• IRR: 20.4%
• Equity multiple: 5.36×
• Total profit: $124,911
• Equity at exit: $141,525

Cash invested: $28,672 (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 25570

• Home prices YoY: 3.9%
• Active inventory: 10
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,030 medium
• Mortgage (P&I): −$537
• Tax est. 1.5%: −$128 /mo · $1,536/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $106

Break-even live

Break-even rent $896

Max offer price $102,400

Occupancy floor 85%

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: $25,600
• Closing costs: $3,072
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-19
   days on market $102,400 Active 18 DOM
2. 2026-06-18
   days on market $102,400 Active 17 DOM
3. 2026-06-17
   days on market $102,400 Active 16 DOM
4. 2026-06-16
   days on market $102,400 Active 15 DOM
5. 2026-06-15
   days on market $102,400 Active 14 DOM
6. 2026-06-14
   days on market $102,400 Active 12 DOM
7. 2026-06-12
   days on market $102,400 Active 11 DOM
8. 2026-06-09
   days on market $102,400 Active 8 DOM
9. 2026-06-08
   days on market $102,400 Active 7 DOM
10. 2026-06-07
    days on market $102,400 Active 6 DOM
11. 2026-06-05
    days on market $102,400 Active 3 DOM
12. 2026-06-03
    days on market $102,400 Active 2 DOM
13. 2026-06-02
    remarks 602-char remark
14. 2026-06-02
    listed $102,400 Active 1 DOM

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 19 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: $12,360
• − Mortgage interest: −$5,736
• − Property taxes: −$1,536
• − Insurance: −$512
• − Repairs & maintenance: −$989
• − Management: −$989
• − Depreciation: −$2,979
• Taxable loss: −$381
• Est. tax savings @ 24.0%: +$91
• After-tax cash flow: $1,363/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 · 8 photos

Fair 45/100 Moderate rehab

This home requires moderate updates to the kitchen and bathroom, and a fresh coat of paint on the exterior to improve its curb appeal and resale value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Moderate kitchen appliances — outdated and in need of replacement
• Moderate bathroom fixtures — dated and in need of replacement

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value
• Both update kitchen — modernizes the space and increases appeal
• Both update bathroom — modernizes the space and increases appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of updating	Moderate	$3,000–15,000
kitchen appliances · outdated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of replacement	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Both paint exterior — enhances curb appeal and resale value ↑
• Both update kitchen — modernizes the space and increases appeal ↑
• Both update bathroom — modernizes the space and increases 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: Wayne County Schools
• NCES district ID: 5401500
• Math proficiency: 25% ▼ -15.00%
• Reading proficiency: 38% ▼ -10.00%
• Median HH income: $36,283
• Composite: 26.08/100
• National rank: #7297
• State rank: #25 of 55 in WV

Livability — Wayne

• Score: 59/100
• State rank: #226
• US rank: #19755

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,075

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 38,267 people
• By 2030: 36,578 · -4.4%
• By 2040: 33,034 · -13.7%
• By 2050: 29,671 · -22.5%
• By 2075: 22,901 · -40.2%
• By 2100: 17,421 · -54.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Italian 5% Serbian 2% Slovak 1%
• Foreign-born: 0%

Political lean MEDSL · Wayne

• 2024 margin: Solid R (+53.4) · D 22.4% · R 75.8% · Other 1.8%
• 2008→2024 swing: -35.1pp toward R · 2008: -18.2pp · 2024: -53.4pp
• All cycles: 2024: R+53.4 2020: R+50.1 2016: R+51.3 2012: R+27.0 2008: R+18.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.35%
• Current HPI: 194.3706
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-01 Listed $102,400 HBRMLS