151 Cecil Meneffee Dr · Moorefield, WV 26836

$50,000

1 bd · 1.0 ba · 529 sqft · SingleFamily · 1 Days on market

Built 1964 Fair condition 10,018 sqft 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
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.2/5.0

Listing remarks

Bungalow on the Potomac Valley River. Handyman's special.

Key facts

• 0.23 acre lot
• Built 1964

Property features AI

Finance

• Other: Above-grade finished area is 529 (source: assessor); Total below-grade area reported as 0; Year built source: assessor; Land and improvement assessed values recorded
• Financial info: Ownership: Fee simple

Exterior

• Parking: Driveway
• Utilities: Public water; On-site septic
• Home design: Detached structure; Frame construction
• Construction: Frame construction; Block foundation; Above-grade and below-grade structures
• Exterior features: Located outside city limits; Directions: Use GPS; Tidal water not present

Interior

• Bedrooms: One bedroom on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Electric heating; Electric hot water
• Interior features: No basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $50k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $301 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($818 rent vs $50k).

Location & tenants

• Location reads 66/100 on livability (#114 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, schools D, crime F.
• Hardy County Schools (rural): math 22% / reading 37% proficiency, ranked #34 of 55 in WV (top 62%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 39 active listings in the ZIP; 150 units permitted in Hardy County in 2024 (65 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($346 loan paydown + $3k appreciation (5.1% local appreciation)).
• Hardy County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.1% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $50,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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. Crime grade is F 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?
6. 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.
7. 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.
8. 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: 1.64% ✓
• Cap rate: 13.51%
• Cash-on-cash: 25.78%
• DSCR: 2.15
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.11% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.6%
• Equity multiple: 3.22×
• Total profit: $31,014
• Equity at exit: $28,678

10-year hold

• IRR: 33.8%
• Equity multiple: 6.51×
• Total profit: $77,080
• Equity at exit: $49,782

Cash invested: $14,000 (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 26836

• Home prices YoY: 2.8%
• Active inventory: 39
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $818 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$172
• Net cashflow: $301

Break-even live

Break-even rent $437

Max offer price $50,000

Occupancy floor 58%

Sensitivity live

Price	-10% $335	-5% $318	+0% $301	+5% $283	+10% $266
Rent	-10% $236	-5% $268	+0% $301	+5% $333	+10% $365
Rate	-1.0pp $326	-0.5pp $313	base $301	+0.5pp $288	+1.0pp $275

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-15
   remarks 57-char remark
2. 2026-06-15
   listed $50,000 Pending 1 DOM

ⓘ 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 5/10 Major 7 d/yr ≥102°F today · 17 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: $9,817
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$785
• − Management: −$785
• − Depreciation: −$1,455
• Taxable income: $2,991
• Est. tax owed @ 24.0%: −$718
• After-tax cash flow: $2,891/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This bungalow on the Potomac Valley River requires moderate rehabilitation, including painting and landscaping, to improve its condition and resale value.

Repairs flagged

• Major Paint — Peeling paint on exterior and interior
• Major Landscaping — Overgrown vegetation needs trimming
• Minor Exterior siding — No visible damage

Value-add opportunities

• Both Painting the exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping and trimming overgrown vegetation — Improves curb appeal and creates a more inviting environment

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Peeling paint on exterior and interior	Major	$15,000–50,000
Landscaping · Overgrown vegetation needs trimming	Major	$15,000–50,000
Exterior siding · No visible damage	Minor	$500–3,000
Total estimated repair cost · 3 items		$30,500–103,000

Value-add ROI direction

• Both Painting the exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and trimming overgrown vegetation — Improves curb appeal and creates a more inviting environment ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Hardy County Schools
• NCES district ID: 5400480
• Math proficiency: 22% ▼ -9.00%
• Reading proficiency: 37% ▼ -5.00%
• Median HH income: $37,412
• Composite: 24.53/100
• National rank: #7646
• State rank: #34 of 55 in WV

Livability — Moorefield

• Score: 66/100
• State rank: #114
• US rank: #12229

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,171

Population outlook (Hardy County) Hauer SSP2

• Today (2025): 13,424 people
• By 2030: 13,009 · -3.1%
• By 2040: 12,015 · -10.5%
• By 2050: 11,041 · -17.8%
• By 2075: 9,433 · -29.7%
• By 2100: 8,269 · -38.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 11% Hispanic / Latino 7% Two or more races 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4%
• Common ancestry: Hispanic 3% Slovak 1% English 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4% German/W. Germanic 1%

Political lean MEDSL · Hardy

• 2024 margin: Solid R (+57.7) · D 20.2% · R 77.9% · Other 1.8%
• 2008→2024 swing: -30.4pp toward R · 2008: -27.3pp · 2024: -57.7pp
• All cycles: 2024: R+57.7 2020: R+54.9 2016: R+54.7 2012: R+39.7 2008: R+27.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.11%
• Current HPI: 186.7106
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-06-14 Pending — BRIGHT MLS
• 2026-06-14 Listed $50,000 BRIGHT MLS