439 Helvetia · Mill Creek, WV 26280

$95,900

3 bd · 2.0 ba · 960 sqft · Manufactured · 253 Days on market

Built 1997 0.25 ac lot ↓ 4% since listing

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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
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• Appreciation +6.0/10.0
• 1% rule +5.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

This well-kept 3-bedroom, 2-bath home offers single-level living space with abundant natural light. The kitchen is open and practical, perfect for meals or entertaining guests. Each bedroom provides ample storage and privacy. The recently updated paint and flooring give the home a modern, clean feel, while the durable metal roof ensures long-lasting protection from the elements. Outside, the backyard encourages relaxation, surrounded by mature apple trees that promise a seasonal harvest. Located in a quiet neighborhood, this property combines tranquility with convenience.

Key facts

• Durable metal roof
• Updated paint
• Single-level living

Tags

• SINGLE-LEVEL LIVING
• ABUNDANT NATURAL LIGHT
• UPDATED PAINT
• DURABLE METAL ROOF
• MATURE APPLE TREES
• QUIET NEIGHBORHOOD

Property features AI

Exterior

• Parking: Off-street parking; On-street parking
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-story manufactured home (multi-wide); Residential property
• Construction: Vinyl siding; Metal roof
• Exterior features: Front porch

Interior

• Kitchen: Range
• Bedrooms: Total rooms: 6
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Forced air; Natural gas heating; Central air conditioning
• Interior features: Vaulted ceilings; Skylights
• Laundry & utility: Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $96k.

Deal economics

• At list price, monthly cash flow is $100 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($966 rent vs $96k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#91 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Randolph County Schools (town): math 24% / reading 35% proficiency, ranked #33 of 55 in WV (top 60%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: George Ward Elementary School (math 37% / reading 32%, grade F, #148 of 377 statewide, top 49%, 333 students, 0% FRL); Tygarts Valley Middle/High School (math 13% / reading 25%, grade F, #107 of 110 statewide, top 97%, 420 students, 0% FRL) — zoned schools average 0% FRL vs 47% district-wide (47 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 10 active listings in the ZIP; 3 units permitted in Randolph County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($663 loan paydown + $2k appreciation (1.9% local appreciation)).
• Randolph County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.9% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 253 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $84,392 (12.0% below list)

Questions for the listing agent

1. It's been on market 253 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 7.55%
• Cash-on-cash: 4.48%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.7%
• Equity multiple: 1.47×
• Total profit: $12,589
• Equity at exit: $37,421

10-year hold

• IRR: 11.9%
• Equity multiple: 2.60×
• Total profit: $42,879
• Equity at exit: $53,578

Cash invested: $26,852 (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 26280

• Home prices YoY: 1.2%
• Active inventory: 10
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $966 medium
• Mortgage (P&I): −$503
• Tax est. 1.5%: −$120 /mo · $1,438/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $100

Break-even live

Break-even rent $839

Max offer price $95,900

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: $23,975
• Closing costs: $2,877
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-07
   statusdays on market $95,900 Pending 253 DOM
2. 2026-06-01
   days on market $95,900 Active Under Contract 252 DOM
3. 2026-05-31
   days on market $95,900 Active Under Contract 251 DOM
4. 2026-03-09
   historical Active Under Contract
5. 2026-02-09
   status Active
6. 2026-01-15
   historical Active Under Contract
7. 2026-01-15
   status Pending
8. 2025-10-21
   price $95,900
9. 2025-09-22
   listed $99,900 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,589
• − Mortgage interest: −$5,372
• − Property taxes: −$1,438
• − Insurance: −$480
• − Repairs & maintenance: −$927
• − Management: −$927
• − Depreciation: −$2,790
• Taxable loss: −$345
• Est. tax savings @ 24.0%: +$83
• After-tax cash flow: $1,285/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: Randolph County Schools
• NCES district ID: 5401260
• Math proficiency: 24% ▼ -5.00%
• Reading proficiency: 35% ▼ -2.00%
• Median HH income: $37,907
• Composite: 24.6/100
• National rank: #7633
• State rank: #33 of 55 in WV

Livability — Mill Creek

• Score: 67/100
• State rank: #91
• US rank: #10565

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mill Creek, WV
• Population (ZIP): 1,384

Population outlook (Randolph County) Hauer SSP2

• Today (2025): 28,286 people
• By 2030: 27,558 · -2.6%
• By 2040: 25,970 · -8.2%
• By 2050: 24,529 · -13.3%
• By 2075: 21,645 · -23.5%
• By 2100: 17,349 · -38.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 11%
• Common ancestry: Iranian 2% Italian 2% Lithuanian 1%

Political lean MEDSL · Randolph

• 2024 margin: Solid R (+46.1) · D 25.9% · R 72.1% · Other 2.0%
• 2008→2024 swing: -32.1pp toward R · 2008: -14.0pp · 2024: -46.1pp
• All cycles: 2024: R+46.1 2020: R+43.5 2016: R+44.9 2012: R+29.1 2008: R+14.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.92%
• Current HPI: 157.2007
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-4.0% since first listed

6 events — show timeline

• 2026-03-09 Contingent — NCWVREIN
• 2026-02-09 Relisted — NCWVREIN
• 2026-01-15 Contingent — NCWVREIN
• 2026-01-15 Pending — NCWVREIN
• 2025-10-21 Price Changed $95,900 NCWVREIN
• 2025-09-22 Listed $99,900 NCWVREIN