5331 Newcomb Creek Rd · Lavalette, WV 25704

$65,000

3 bd · 2.0 ba · 1,356 sqft · Manufactured · 9 Days on market

Built 1977 1.02 ac lot

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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 +3.3/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3BR, 2BA vinyl doublewide offering dining, kitchen living room, family room and laundry area. Nice large level yard with wooded area in the rear. Porch and deck to enjoy and relax. A 1 car detached garage and outbuilding is great for storage.

Key facts

• Workshop
• Peaceful setting
• Outdoor living

Tags

• DETACHED GARAGE
• WORKSHOP
• OUTDOOR LIVING
• PEACEFUL SETTING

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Septic tank sewer
• Home design: Manufactured home (double wide); Single-story
• Construction: Shingle roof
• Exterior features: Deck; Patio; Porch; Sloped, wooded lot

Interior

• Kitchen: Microwave, Range, Oven, Refrigerator, Dishwasher not listed
• Flooring: Laminate flooring; Carpeted areas
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Dryer, Washer, Microwave, Range, Oven, Refrigerator; Crawl space basement
• Laundry & utility: Washer and Dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $580 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).

Location & tenants

• Location reads 66/100 on livability (#108 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, employment A; Watch: housing D, schools F, amenities 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.
• Market conditions: 76 active listings in the ZIP; 67 units permitted in Wayne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Wayne County population projected at -22% 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 $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y ago 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.
• Current owner paid $40k; list at $65k implies a 65% gain — meaningful room to come down on a strong offer.

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 $65,000

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 2.02% ✓
• Cap rate: 18.22%
• Cash-on-cash: 42.60%
• DSCR: 2.90
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 34.3%
• Equity multiple: 2.45×
• Total profit: $26,413
• Equity at exit: $9,692

10-year hold

• IRR: 41.2%
• Equity multiple: 4.88×
• Total profit: $70,643
• Equity at exit: $5,620

Cash invested: $18,200 (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 25704

• Home prices YoY: -13.7%
• Active inventory: 76
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,312 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$23 /mo · $272/yr
• Insurance: −$27
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $580

Break-even live

Break-even rent $579

Max offer price $65,000

Occupancy floor 51%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-05
   statusdays on market $65,000 Pending 9 DOM
2. 2026-06-03
   days on market $65,000 Active 8 DOM
3. 2026-06-02
   days on market $65,000 Active 7 DOM
4. 2026-06-01
   days on market $65,000 Active 6 DOM
5. 2026-05-31
   days on market $65,000 Active 5 DOM
6. 2026-05-30
   days on market $65,000 Active 4 DOM
7. 2026-05-07
   status Pending
8. 2026-05-04
   listed $65,000 Active
9. 2020-01-22
   soldstatus $39,500 242-char remark

   Show marketing remark (242 chars)

   3BR, 2BA vinyl doublewide offering dining, kitchen living room, family room and laundry area. Nice large level yard with wooded area in the rear. Porch and deck to enjoy and relax. A 1 car detached garage and outbuilding is great for storage.

10. 2019-10-24
    listed $48,000 242-char remark

    Show marketing remark (242 chars)

    3BR, 2BA vinyl doublewide offering dining, kitchen living room, family room and laundry area. Nice large level yard with wooded area in the rear. Porch and deck to enjoy and relax. A 1 car detached garage and outbuilding is great for storage.

11. 1988-08-08
    soldstatus $9,500

ⓘ 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: $272 · $23/mo
• Projected year-2 tax: $384 · $32/mo
• Expected delta: +$111/yr (+$9/mo · 40.9%)

ⓘ 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 ≥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: $15,749
• − Mortgage interest: −$3,641
• − Property taxes: −$272
• − Insurance: −$1,122
• − Repairs & maintenance: −$1,260
• − Management: −$1,260
• − Depreciation: −$1,891
• Taxable income: $6,302
• Est. tax owed @ 24.0%: −$1,513
• After-tax cash flow: $5,444/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: 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 — Lavalette

• Score: 66/100
• State rank: #108
• US rank: #11614

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 14,413

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 (93%)
• Race & ethnicity: White 93% Two or more races 5% Black 2%
• Common ancestry: Italian 3% Serbian 2% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · French/Haitian/Cajun 1%

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: ▼ -32.21%
• Current HPI: 202.1322
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+584.2% since first listed

5 events — show timeline

• 2026-05-07 Pending — HBRMLS
• 2026-05-04 Listed $65,000 HBRMLS
• 2020-01-22 Sold (MLS) $39,500 HBRMLS
• 2019-10-24 Listed $48,000 HBRMLS
• 1988-08-08 Sold (Public Records) $9,500 Public Records

Property tax history

+2.5%/yr

Latest (2025): $272 · +8.6% YoY. Source: county tax records.