4480 Mcclellan Hwy · West Hamlin, WV 25506

$89,900

4 bd · 2.5 ba · 1,560 sqft · SingleFamily · 171 Days on market

Built 1988 0.38 ac lot Est $179k · 50% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.7/10.0

Listing remarks MLS

Home Sweet Home! Your search may be over after viewing this inviting 4BR/2.5BA tri-level home offering a metal roof, recently painted exterior, recently installed carpeting, hardwood and laminate flooring in gathering room, a gas log fireplace, an appliance filled kitchen, fenced yard, a two car attached garage, and much more!

Key facts

• Metal roof
• River view
• Hardwood floors

Tags

• HARDWOOD FLOORS
• METAL ROOF
• CHAIN-LINK FENCED YARD
• RIVER VIEW

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water
• Home design: Single-family residence; 3 stories
• Construction: Vinyl siding; Metal roof
• Exterior features: Porch; Chain link fencing; Has a view

Interior

• Kitchen: Range; Oven; Refrigerator
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Heat pump heating
• Interior features: Insulated windows; Partial basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $371 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#148 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: schools F, amenities F, commute F.
• Lincoln County Schools (rural): math 17% / reading 28% proficiency, ranked #54 of 55 in WV (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 11 active listings in the ZIP; 12 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Lincoln County population projected at -23% 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 $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 171 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 171 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: 1.40% ✓
• Cap rate: 11.25%
• Cash-on-cash: 17.69%
• DSCR: 1.79
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $179,400
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4603 Mcclellan Hwy	0.56mi	3/2.0 (-1)	1,344 (-14%)	1mo	$155,000	$115	43

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: 9.2%
• Equity multiple: 1.36×
• Total profit: $9,091
• Equity at exit: $13,404

10-year hold

• IRR: 18.4%
• Equity multiple: 2.53×
• Total profit: $38,433
• Equity at exit: $7,773

Cash invested: $25,172 (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 25506

• Home prices YoY: -4.9%
• Active inventory: 11
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,256 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $371

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 65%

Sensitivity live

Price	-10% $433	-5% $402	+0% $371	+5% $340	+10% $309
Rent	-10% $272	-5% $322	+0% $371	+5% $421	+10% $470
Rate	-1.0pp $416	-0.5pp $394	base $371	+0.5pp $348	+1.0pp $324

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-08
   status Pending
2. 2026-03-25
   status Active
3. 2026-02-26
   price $89,900
4. 2026-01-08
   price $95,000
5. 2025-11-05
   listed $99,900 Active
6. 2020-08-24
   soldstatus $89,900 329-char remark

   Show marketing remark (329 chars)

   Home Sweet Home! Your search may be over after viewing this inviting 4BR/2.5BA tri-level home offering a metal roof, recently painted exterior, recently installed carpeting, hardwood and laminate flooring in gathering room, a gas log fireplace, an appliance filled kitchen, fenced yard, a two car attached garage, and much more!

7. 2020-08-21
   soldstatus $89,900
8. 2020-02-10
   listed $89,900 329-char remark

   Show marketing remark (329 chars)

   Home Sweet Home! Your search may be over after viewing this inviting 4BR/2.5BA tri-level home offering a metal roof, recently painted exterior, recently installed carpeting, hardwood and laminate flooring in gathering room, a gas log fireplace, an appliance filled kitchen, fenced yard, a two car attached garage, and much more!

9. 2020-02-10
   listed $89,900

   Show marketing remark (329 chars)

   Home Sweet Home! Your search may be over after viewing this inviting 4BR/2.5BA tri-level home offering a metal roof, recently painted exterior, recently installed carpeting, hardwood and laminate flooring in gathering room, a gas log fireplace, an appliance filled kitchen, fenced yard, a two car attached garage, and much more!

10. 2018-08-03
    listed $89,900

ⓘ 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 6/10 Major FEMA zone X (shaded) · 86% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 20 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: $15,075
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,206
• − Management: −$1,206
• − Depreciation: −$2,615
• Taxable income: $3,214
• Est. tax owed @ 24.0%: −$771
• After-tax cash flow: $3,683/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: Lincoln County Schools
• NCES district ID: 5400660
• Math proficiency: 17% ▼ -10.00%
• Reading proficiency: 28% ▼ -10.00%
• Median HH income: $34,693
• Composite: 18.48/100
• National rank: #8925
• State rank: #54 of 55 in WV

Livability — West Hamlin

• Score: 64/100
• State rank: #148
• US rank: #14503

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,690

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 20,193 people
• By 2030: 19,294 · -4.5%
• By 2040: 17,358 · -14.0%
• By 2050: 15,464 · -23.4%
• By 2075: 11,491 · -43.1%
• By 2100: 8,039 · -60.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 1%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+62.5) · D 17.8% · R 80.3% · Other 1.9%
• 2008→2024 swing: -53.6pp toward R · 2008: -8.9pp · 2024: -62.5pp
• All cycles: 2024: R+62.5 2020: R+54.9 2016: R+54.7 2012: R+31.6 2008: R+8.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -8.63%
• Current HPI: 168.7588
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+0.0% since first listed

10 events — show timeline

• 2026-05-08 Pending — HBRMLS
• 2026-03-25 Relisted — HBRMLS
• 2026-02-26 Price Changed $89,900 HBRMLS
• 2026-01-08 Price Changed $95,000 HBRMLS
• 2025-11-05 Listed $99,900 HBRMLS
• 2020-08-24 Sold (MLS) $89,900 KVBOR
• 2020-08-21 Sold (MLS) $89,900 HBRMLS
• 2020-02-10 Listed $89,900 HBRMLS
• 2020-02-10 Listed $89,900 KVBOR
• 2018-08-03 Listed $89,900 KVBOR