817 Highland Ave · Bluefield, WV 24701

$20,000

3 bd · 2.0 ba · 1,592 sqft · SingleFamily public records · 97 Days on market

Built 1910 7,492 sqft lot

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.7/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +2.8/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investment opportunity! 3-bedroom, 2.5-bath home priced to move, conveniently located near shopping, dining, and local colleges.

Key facts

• 7,492 sq ft lot
• Built 1910
• Listed 96 days

Tags

• INVESTMENT OPPORTUNITY

Property features AI

Finance

• Other: Property type listed as Residential; Lot approximately 0.172 acres

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; 2-story
• Construction: Frame construction
• Exterior features: Front porch

Interior

• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: No central heating listed
• Interior features: Partial basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $631 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($994 rent vs $20k).
• Recommended offer: $18k (9.0% below list) — sets the bar for market timing.
• Cap rate 44.1% vs local median 5.2% in Bluefield — 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 56/100 on livability (#265 in WV) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D+, schools F, amenities F.
• Mercer County Schools (town): math 26% / reading 37% proficiency, ranked #28 of 55 in WV (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 52 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 4 units permitted in Mercer County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $823 of equity ($138 loan paydown + $685 appreciation (3.4% local appreciation)).
• Mercer County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.4% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($18k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y ago; this cycle's ask has dropped $12k (38%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $18,200 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 4.97% ✓
• Cap rate: 44.15%
• Cash-on-cash: 135.19%
• DSCR: 7.02
• GRM: 1.7

CMA / ARV

• ARV (on-the-fly): $111,440
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
413 Pearis St	0.15mi	2/2.0 (-1)	1,666 (+5%)	13mo	$70,000	$42	69
343 Kingsview St	0.26mi	3/2.5	1,539 (-3%)	17mo	$270,000	$175	66
220 Pine St	0.17mi	4/2.0 (+1)	1,798 (+13%)	23mo	$115,000	$64	46
901 Frederick St	0.72mi	3/1.0	1,420 (-11%)	16mo	$100,000	$70	31

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

Projected returns pro-forma

3.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.69×
• Total profit: $43,067
• Equity at exit: $9,474

10-year hold

• IRR: —
• Equity multiple: 18.23×
• Total profit: $96,490
• Equity at exit: $14,986

Cash invested: $5,600 (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 24701

• Home prices YoY: 1.6%
• Active inventory: 52
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $994 medium
• Mortgage (P&I): −$105
• Tax from tax record: −$41 /mo · $493/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $631

Break-even live

Break-even rent $195

Max offer price $20,000

Occupancy floor 32%

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
327 Frederick St Bluefield, WV	2.0	1.0	1100	$775	$0.70	44d	1	0.70mi
205 Monroe St Bluefield, WV	2.0	1.0	1200	$750	$0.62	44d	1	1.02mi

Listing history 28 events

1. 2026-06-19
   days on market $20,000 Active 97 DOM
2. 2026-06-18
   days on market $20,000 Active 96 DOM
3. 2026-06-17
   days on market $20,000 Active 95 DOM
4. 2026-06-16
   days on market $20,000 Active 94 DOM
5. 2026-06-15
   days on market $20,000 Active 93 DOM
6. 2026-06-14
   days on market $20,000 Active 91 DOM
7. 2026-06-12
   days on market $20,000 Active 90 DOM
8. 2026-06-09
   days on market $20,000 Active 87 DOM
9. 2026-06-08
   days on market $20,000 Active 86 DOM
10. 2026-06-07
    days on market $20,000 Active 85 DOM
11. 2026-06-05
    days on market $20,000 Active 82 DOM
12. 2026-06-02
    days on market $20,000 Active 80 DOM
13. 2026-06-01
    days on market $20,000 Active 79 DOM
14. 2026-05-31
    days on market $20,000 Active 78 DOM
15. 2026-05-30
    days on market $20,000 Active 77 DOM
16. 2026-05-12
    price $20,000

    Show marketing remark (128 chars)

    Investment opportunity! 3-bedroom, 2.5-bath home priced to move, conveniently located near shopping, dining, and local colleges.

17. 2026-05-12
    price $20,000 128-char remark

    Show marketing remark (128 chars)

    Investment opportunity! 3-bedroom, 2.5-bath home priced to move, conveniently located near shopping, dining, and local colleges.

18. 2026-04-11
    status Active 128-char remark

    Show marketing remark (128 chars)

    Investment opportunity! 3-bedroom, 2.5-bath home priced to move, conveniently located near shopping, dining, and local colleges.

19. 2026-04-11
    status Active

    Show marketing remark (128 chars)

    Investment opportunity! 3-bedroom, 2.5-bath home priced to move, conveniently located near shopping, dining, and local colleges.

20. 2026-03-28
    status Pending 128-char remark

    Show marketing remark (128 chars)

    Investment opportunity! 3-bedroom, 2.5-bath home priced to move, conveniently located near shopping, dining, and local colleges.

21. 2026-03-28
    historical Active Under Contract

    Show marketing remark (128 chars)

    Investment opportunity! 3-bedroom, 2.5-bath home priced to move, conveniently located near shopping, dining, and local colleges.

22. 2026-03-14
    listed $32,500 Active 128-char remark

    Show marketing remark (128 chars)

    Investment opportunity! 3-bedroom, 2.5-bath home priced to move, conveniently located near shopping, dining, and local colleges.

23. 2026-03-14
    listed $32,500 Active

    Show marketing remark (128 chars)

    Investment opportunity! 3-bedroom, 2.5-bath home priced to move, conveniently located near shopping, dining, and local colleges.

24. 2024-05-03
    soldstatus $31,500 324-char remark

    Show marketing remark (324 chars)

    This beauty has so much potential! Seller is in mid renovation and willing to leave materials behind that have already been purchased to complete it. New roof and electrical throughout, including meter outside and two separate breaker boxes for both downstairs and upstairs. Make this 3 bedroom 2.5 bath home your own today!

25. 2024-01-04
    listed $35,000 324-char remark

    Show marketing remark (324 chars)

    This beauty has so much potential! Seller is in mid renovation and willing to leave materials behind that have already been purchased to complete it. New roof and electrical throughout, including meter outside and two separate breaker boxes for both downstairs and upstairs. Make this 3 bedroom 2.5 bath home your own today!

26. 2005-02-08
    soldstatus $10,000
27. 2005-01-19
    listed $14,900
28. 2003-08-06
    soldstatus $20,000

ⓘ 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: $493 · $41/mo
• Projected year-2 tax: $493 · $41/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 8 d/yr ≥90°F today · 23 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $11,927
• − Mortgage interest: −$1,120
• − Property taxes: −$493
• − Insurance: −$100
• − Repairs & maintenance: −$954
• − Management: −$954
• − Depreciation: −$582
• Taxable income: $7,723
• Est. tax owed @ 24.0%: −$1,854
• After-tax cash flow: $5,717/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: Mercer County Schools
• NCES district ID: 5400840
• Math proficiency: 26% ▼ -13.00%
• Reading proficiency: 37% ▼ -6.00%
• Median HH income: $35,064
• Composite: 25.98/100
• National rank: #7325
• State rank: #28 of 55 in WV

Livability — Bluefield

• Score: 56/100
• State rank: #265
• US rank: #22470

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bluefield, WV
• County: Mercer County · 33,615 people
• City population: 17,117
• Metro: Bluefield, WV-VA
• Population (ZIP): 17,117
• Household income: $50,455
• Rent vs Own: 31.5% rent · 68.5% own
• Severe rent burden: 302.0

Population outlook (Mercer County) Hauer SSP2

• Today (2025): 57,860 people
• By 2030: 55,781 · -3.6%
• By 2040: 51,365 · -11.2%
• By 2050: 47,476 · -17.9%
• By 2075: 38,851 · -32.9%
• By 2100: 30,053 · -48.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 9% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Serbian 1% Danish 1%
• Foreign-born: 1%
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Mercer

• 2024 margin: Solid R (+57.3) · D 20.6% · R 77.9% · Other 1.5%
• 2008→2024 swing: -29.8pp toward R · 2008: -27.6pp · 2024: -57.3pp
• All cycles: 2024: R+57.3 2020: R+54.4 2016: R+55.3 2012: R+47.1 2008: R+27.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.42%
• Current HPI: 215.9682
• Rent YoY: —
• Metro: Bluefield, WV-VA
• State GDP YoY: —
• F500 in state: 0

Price history

+0.0% since first listed

13 events — show timeline

• 2026-05-12 Price Changed $20,000 MTCBOR
• 2026-05-12 Price Changed $20,000 GVBOR
• 2026-04-11 Relisted — GVBOR
• 2026-04-11 Relisted — MTCBOR
• 2026-03-28 Pending — GVBOR
• 2026-03-28 Contingent — MTCBOR
• 2026-03-14 Listed $32,500 GVBOR
• 2026-03-14 Listed $32,500 MTCBOR
• 2024-05-03 Sold (MLS) $31,500 MTCBOR
• 2024-01-04 Listed $35,000 MTCBOR
• 2005-02-08 Sold (MLS) $10,000 MTCBOR
• 2005-01-19 Listed $14,900 MTCBOR
• 2003-08-06 Sold (Public Records) $20,000 Public Records

Property tax history

+11.2%/yr

Latest (2025): $493 · +171.5% YoY. Source: county tax records.