300 McCall Rd · Jane Lew, WV 26378

$100,000

4 bd · 2.0 ba · 1,808 sqft · Other · 1 Days on market

Built 1991 Fair condition

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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 +28.7/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.9/10.0

Listing remarks

& quot; & quot; Modular sitting on solid foundation. Sold & quot; & quot; as is& quot; & quot; . Owner is motivated to sell. & quot; & quot; & quot; & quot; & quot; & quot;

Key facts

• Built 1991

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $333 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).

Location & tenants

• Location reads 64/100 on livability (#139 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety C-, schools D-.
• Lewis County Schools (rural): math 19% / reading 27% proficiency, ranked #53 of 55 in WV (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 9 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($691 loan paydown + $2k appreciation (2.3% local appreciation)).
• Lewis County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.3% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

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

Recommended offer $100,000

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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.30% ✓
• Cap rate: 10.29%
• Cash-on-cash: 14.28%
• DSCR: 1.64
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.3% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.3%
• Equity multiple: 2.06×
• Total profit: $29,627
• Equity at exit: $41,065

10-year hold

• IRR: 21.2%
• Equity multiple: 3.87×
• Total profit: $80,456
• Equity at exit: $60,406

Cash invested: $28,000 (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 26378

• Home prices YoY: 1.7%
• Active inventory: 9
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,297 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $333

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 69%

Sensitivity live

Price	-10% $402	-5% $368	+0% $333	+5% $299	+10% $264
Rent	-10% $231	-5% $282	+0% $333	+5% $384	+10% $436
Rate	-1.0pp $384	-0.5pp $359	base $333	+0.5pp $307	+1.0pp $281

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,560
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,245
• − Management: −$1,245
• − Depreciation: −$2,909
• Taxable income: $2,560
• Est. tax owed @ 24.0%: −$614
• After-tax cash flow: $3,385/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 · 2 photos

Fair 45/100 Moderate rehab

This home requires significant repairs and maintenance, including a new roof, HVAC system, and landscaping. While it has potential, the current condition is not suitable for immediate resale or rental.

Repairs flagged

• Major roof — Signs of potential leaks and damage.
• Major siding — Peeling paint and faded appearance.
• Major deck and patio flooring — Visible cracks and rot.
• Major HVAC condensers — Old and likely in need of replacement or repair.
• Major interior walls — Need for painting and potential damage or discoloration.
• Major landscaping — Sparse and in need of maintenance and decorative elements.

Value-add opportunities

• Resale painting the interior walls — Fresh paint can make a significant difference in the home's appearance and appeal.
• Resale repairing the roof — A leaky roof can be a major issue and needs to be addressed to prevent further damage.
• Both replacing the HVAC condensers — A new HVAC system can improve comfort and energy efficiency, benefiting both resale and rental value.
• Both repairing the deck and patio flooring — A well-maintained deck and patio can add value and appeal to the home.
• Both landscaping and maintaining the yard — A well-maintained yard can enhance curb appeal and add value to the home.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Signs of potential leaks and damage.	Major	$15,000–50,000
siding · Peeling paint and faded appearance.	Major	$15,000–50,000
deck and patio flooring · Visible cracks and rot.	Major	$15,000–50,000
HVAC condensers · Old and likely in need of replacement or repair.	Major	$15,000–50,000
interior walls · Need for painting and potential damage or discoloration.	Major	$15,000–50,000
landscaping · Sparse and in need of maintenance and decorative elements.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale painting the interior walls — Fresh paint can make a significant difference in the home's appearance and appeal. ↑
• Resale repairing the roof — A leaky roof can be a major issue and needs to be addressed to prevent further damage. ↑
• Both replacing the HVAC condensers — A new HVAC system can improve comfort and energy efficiency, benefiting both resale and rental value. ↑
• Both repairing the deck and patio flooring — A well-maintained deck and patio can add value and appeal to the home. ↑
• Both landscaping and maintaining the yard — A well-maintained yard can enhance curb appeal and add value to the home. ↑

ⓘ 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: Lewis County Schools
• NCES district ID: 5400630
• Math proficiency: 19% ▼ -12.00%
• Reading proficiency: 27% ▼ -8.00%
• Median HH income: $36,146
• Composite: 19.05/100
• National rank: #8843
• State rank: #53 of 55 in WV

Livability — Jane Lew

• Score: 64/100
• State rank: #139
• US rank: #14171

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,639

Population outlook (Lewis County) Hauer SSP2

• Today (2025): 16,382 people
• By 2030: 16,293 · -0.5%
• By 2040: 15,999 · -2.3%
• By 2050: 15,569 · -5.0%
• By 2075: 14,450 · -11.8%
• By 2100: 12,164 · -25.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Asian 1%
• Common ancestry: Lithuanian 2% Slovak 2% Iranian 1%
• Languages at home: 99% English-only · Spanish 0%

Political lean MEDSL · Lewis

• 2024 margin: Solid R (+59.3) · D 19.5% · R 78.8% · Other 1.8%
• 2008→2024 swing: -25.6pp toward R · 2008: -33.7pp · 2024: -59.3pp
• All cycles: 2024: R+59.3 2020: R+56.9 2016: R+56.8 2012: R+42.1 2008: R+33.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.30%
• Current HPI: 137.034
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0