157 Township Rd 1207 · Lesage, WV 45669

$120,000

3 bd · 2.0 ba · 1,040 sqft · SingleFamily public records · 63 Days on market

Built 2002 6,970 sqft lot $115/sqft · 28% below area Est $166k · 28% under

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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 +15.4/30.0
• ARV discount +15.0/15.0
• Schools +5.7/10.0
• DSCR +4.7/10.0
• Appreciation +4.1/10.0
• 1% rule +3.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Here is a one-story home offering 3 bedrooms and 2 full bathrooms, ready for your personal touch! The inviting living room flows seamlessly into a spacious kitchen, creating a functional layout perfect for everyday living and entertaining. The primary bedroom features its own private bathroom for added comfort and convenience. Exit outside to a flat backyard with great potential—ideal for adding a deck or patio to create your perfect outdoor space. With a little vision, this home could truly shine.

Key facts

• Flat backyard
• Spacious kitchen
• Inviting living room

Tags

• FLAT BACKYARD
• PRIVATE BATHROOM
• SPACIOUS KITCHEN
• INVITING LIVING ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $-21 ($-247/yr) — negative.
• To cash-flow at today's rent, offer at most $116k (3.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $103k (14.0% below list).
• Recommended offer: $103k (14.0% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 2.5% in Lesage — 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 62/100 on livability (#184 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment D+, amenities F, commute F.
• Fairland Local (suburban): math 63% / reading 73% proficiency, ranked #177 of 656 in OH (top 27%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Fairland East Elementary School (346 students, 43% FRL); Fairland Middle School (math 61% / reading 74%, grade A-, #161 of 654 statewide, top 25%, 342 students, 37% FRL); Fairland High School (math 32% / reading 67%, grade D, #390 of 781 statewide, top 54%, 391 students, 49% FRL) — zoned schools at 43% FRL track the district average.
• Market conditions: 18 units permitted in Lawrence County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.8%/yr); year-one equity from $830 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Lawrence County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,246 (14.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.86% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.64%
• DSCR: 1.07
• GRM: 9.7

CMA / ARV

• ARV (median comp): $165,543
• List price: $120,000
• Delta: -27.51%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1480 County Road 70	0.23mi	2/1.0 (-1)	912 (-12%)	9mo	$75,000	$82	53

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

Projected returns pro-forma

-1.76% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.6%
• Equity multiple: 0.57×
• Total profit: $-14,385
• Equity at exit: $24,650

10-year hold

• IRR: -3.0%
• Equity multiple: 0.75×
• Total profit: $-8,399
• Equity at exit: $22,361

Cash invested: $33,600 (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 45669

• Home prices YoY: -0.8%
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,032 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$90 /mo · $1,086/yr
• Insurance: −$50
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $-21

Break-even live

Break-even rent $1,059

Max offer price $116,362

Occupancy floor 97%

Sensitivity live

Price	-10% $47	-5% $13	+0% $-21	+5% $-55	+10% $-89
Rent	-10% $-102	-5% $-61	+0% $-21	+5% $20	+10% $61
Rate	-1.0pp $40	-0.5pp $10	base $-21	+0.5pp $-52	+1.0pp $-83

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $120,000 Active 63 DOM
2. 2026-06-17
   days on market $120,000 Active 62 DOM
3. 2026-06-16
   days on market $120,000 Active 61 DOM
4. 2026-06-15
   days on market $120,000 Active 60 DOM
5. 2026-06-13
   days on market $120,000 Active 58 DOM
6. 2026-06-12
   days on market $120,000 Active 57 DOM
7. 2026-06-09
   days on market $120,000 Active 54 DOM
8. 2026-06-08
   days on market $120,000 Active 53 DOM
9. 2026-06-08
   days on market $120,000 Active 52 DOM
10. 2026-06-07
    days on market $120,000 Active 51 DOM
11. 2026-06-04
    days on market $120,000 Active 48 DOM
12. 2026-06-02
    days on market $120,000 Active 47 DOM
13. 2026-06-01
    days on market $120,000 Active 46 DOM
14. 2026-05-31
    days on market $120,000 Active 45 DOM
15. 2026-04-16
    listed $120,000 Active 509-char remark

    Show marketing remark (509 chars)

    Here is a one-story home offering 3 bedrooms and 2 full bathrooms, ready for your personal touch! The inviting living room flows seamlessly into a spacious kitchen, creating a functional layout perfect for everyday living and entertaining. The primary bedroom features its own private bathroom for added comfort and convenience. Exit outside to a flat backyard with great potential—ideal for adding a deck or patio to create your perfect outdoor space. With a little vision, this home could truly shine.

16. 2023-09-22
    soldstatus $130,000
17. 1999-12-17
    soldstatus $12,500

ⓘ 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: $1,086 · $90/mo
• Projected year-2 tax: $1,086 · $90/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 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥103°F today · 18 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: $12,390
• − Mortgage interest: −$6,722
• − Property taxes: −$1,086
• − Insurance: −$1,398
• − Repairs & maintenance: −$991
• − Management: −$991
• − Depreciation: −$3,491
• Taxable loss: −$2,289
• Est. tax savings @ 24.0%: +$549
• After-tax cash flow: $302/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: Fairland Local
• NCES district ID: 3904793
• Math proficiency: 63% ▼ -8.00%
• Reading proficiency: 73% ▼ -5.00%
• Median HH income: $47,234
• Composite: 57.41/100
• National rank: #1077
• State rank: #177 of 656 in OH

Livability — Lesage

• Score: 62/100
• State rank: #184
• US rank: #16949

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lawrence
• Metro: Huntington-Ashland, WV-KY-OH
• Population (ZIP): 10,085
• Household income: $65,824
• Rent vs Own: 24.5% rent · 75.5% own
• Severe rent burden: 9.1

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 57,915 people
• By 2030: 55,650 · -3.9%
• By 2040: 50,523 · -12.8%
• By 2050: 45,103 · -22.1%
• By 2075: 32,441 · -44.0%
• By 2100: 21,754 · -62.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Asian 3% Two or more races 2% Black 1%
• Common ancestry: Italian 2% Russian 2% Lithuanian 2%
• Foreign-born: 1% · South Korea, China
• Languages at home: 98% English-only · Korean 1% Spanish 1%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+50.5) · D 24.4% · R 74.9%
• 2008→2024 swing: -35.2pp toward R · 2008: -15.3pp · 2024: -50.5pp
• All cycles: 2024: R+50.5 2020: R+45.6 2016: R+43.9 2012: R+15.5 2008: R+15.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.76%
• Current HPI: 212.88
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+860.0% since first listed

3 events — show timeline

• 2026-04-16 Listed $120,000 HBRMLS
• 2023-09-22 Sold (Public Records) $130,000 Public Records
• 1999-12-17 Sold (Public Records) $12,500 Public Records

Property tax history

+3.4%/yr

Latest (2024): $1,086 · +0.0% YoY. Source: county tax records.