50 31st Sq E · Nitro, WV 25143

$115,000

3 bd · 1.5 ba · 1,470 sqft · SingleFamily public records · 24 Days on market

Built 1945 0.53 ac lot Est $166k · 31% under

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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 +25.6/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +5.7/10.0
• Livability +3.4/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Don't miss this 3br 1.5ba home conveniently located in the heart of Nitro. A little over 1/2 acre. Detached building. Full basement. Must see!

Key facts

• Detached building
• Full basement
• Conveniently located

Tags

• CONVENIENTLY LOCATED
• DETACHED BUILDING
• FULL BASEMENT

Property features AI

Finance

• Financial info: Annual tax amount listed (financial details shown)

Exterior

• Home design: Two-story single family residence; Frame construction
• Construction: Frame construction
• Exterior features: Lot of about 0.53 acres

Interior

• Bedrooms: Total of 9 rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $273 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 5.2% in Nitro — 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 67/100 on livability (#97 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, amenities C-, employment D.
• Kanawha County Schools (suburban): math 29% / reading 40% proficiency, ranked #17 of 55 in WV (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Nitro Elementary School (math 27% / reading 37%, grade F, #191 of 377 statewide, top 56%, 364 students, 0% FRL); Andrew Jackson Middle School (math 23% / reading 41%, grade F, #46 of 109 statewide, top 46%, 512 students, 0% FRL); Nitro High School (math 22% / reading 57%, grade F, #21 of 110 statewide, top 26%, 827 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: 39 active listings in the ZIP; 103 units permitted in Kanawha County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Kanawha County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $40k; list at $115k implies a 188% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,275 (1.5% below list)

Questions for the listing agent

1. Built in 1945 — 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 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: 1.07% ✓
• Cap rate: 9.15%
• Cash-on-cash: 10.19%
• DSCR: 1.45
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $166,110
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3608 36th St	0.21mi	3/2.0	1,416 (-4%)	1mo	$189,900	$134	81
3415 34th St	0.17mi	3/2.0	1,483 (+1%)	10mo	$118,000	$80	80
103 Bailes Dr	0.17mi	3/1.0	1,391 (-5%)	2mo	$40,000	$29	80
3962 39th St E	0.16mi	3/2.0	1,542 (+5%)	6mo	$26,500	$17	78
3955 39th St E	0.15mi	3/1.5	1,493 (+2%)	19mo	$175,000	$117	74
3613 36th St	0.19mi	3/2.0	1,409 (-4%)	21mo	$159,500	$113	65
2922 29th St	0.25mi	3/2.0	1,281 (-13%)	20mo	$215,000	$168	48
3814 38th St	0.21mi	2/1.0 (-1)	1,267 (-14%)	22mo	$125,000	$99	42

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: -1.0%
• Equity multiple: 0.96×
• Total profit: $-1,263
• Equity at exit: $17,147

10-year hold

• IRR: 8.6%
• Equity multiple: 1.66×
• Total profit: $21,152
• Equity at exit: $9,943

Cash invested: $32,200 (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 25143

• Home prices YoY: -19.2%
• Active inventory: 39
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,227 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$45 /mo · $540/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $273

Break-even live

Break-even rent $881

Max offer price $115,000

Occupancy floor 73%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $115,000 Active 24 DOM
2. 2026-06-18
   days on market $115,000 Active 23 DOM
3. 2026-06-17
   days on market $115,000 Active 22 DOM
4. 2026-06-16
   days on market $115,000 Active 21 DOM
5. 2026-06-15
   days on market $115,000 Active 20 DOM
6. 2026-06-14
   days on market $115,000 Active 18 DOM
7. 2026-06-12
   days on market $115,000 Active 17 DOM
8. 2026-06-09
   days on market $115,000 Active 14 DOM
9. 2026-06-08
   days on market $115,000 Active 13 DOM
10. 2026-06-07
    days on market $115,000 Active 12 DOM
11. 2026-06-05
    days on market $115,000 Active 9 DOM
12. 2026-06-03
    days on market $115,000 Active 8 DOM
13. 2026-06-02
    days on market $115,000 Active 7 DOM
14. 2026-06-01
    days on market $115,000 Active 6 DOM
15. 2026-05-31
    days on market $115,000 Active 5 DOM
16. 2026-05-30
    days on market $115,000 Active 4 DOM
17. 2026-05-26
    listed $115,000 Active
18. 1977-09-12
    soldstatus $40,000

ⓘ 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: $540 · $45/mo
• Projected year-2 tax: $678 · $57/mo
• Expected delta: +$139/yr (+$12/mo · 25.7%)

ⓘ 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 5/10 Major 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,725
• − Mortgage interest: −$6,442
• − Property taxes: −$540
• − Insurance: −$575
• − Repairs & maintenance: −$1,178
• − Management: −$1,178
• − Depreciation: −$3,345
• Taxable income: $1,467
• Est. tax owed @ 24.0%: −$352
• After-tax cash flow: $2,929/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: Kanawha County Schools
• NCES district ID: 5400600
• Math proficiency: 29% ▼ -13.00%
• Reading proficiency: 40% ▼ -7.00%
• Median HH income: $44,329
• Composite: 29.35/100
• National rank: #6540
• State rank: #17 of 55 in WV

Livability — Nitro

• Score: 67/100
• State rank: #97
• US rank: #10940

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nitro, WV
• Population (ZIP): 9,185

Population outlook (Kanawha County) Hauer SSP2

• Today (2025): 178,946 people
• By 2030: 172,906 · -3.4%
• By 2040: 159,874 · -10.7%
• By 2050: 148,148 · -17.2%
• By 2075: 123,257 · -31.1%
• By 2100: 96,454 · -46.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 8% Hispanic / Latino 1% Black 1%
• Common ancestry: Italian 3% Serbian 2% Slovak 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · Kanawha

• 2024 margin: R (+17.4) · D 40.2% · R 57.6% · Other 2.2%
• 2008→2024 swing: -17.0pp toward R · 2008: -0.4pp · 2024: -17.4pp
• All cycles: 2024: R+17.4 2020: R+14.7 2016: R+20.6 2012: R+11.9 2008: R+0.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.75%
• Current HPI: 205.6038
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+187.5% since first listed

2 events — show timeline

• 2026-05-26 Listed $115,000 KVBOR
• 1977-09-12 Sold (Public Records) $40,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $540 · -0.1% YoY. Source: county tax records.