601 Whitestick St · Mabscott, WV 25801

$55,000

3 bd · 1.0 ba · 1,108 sqft · SingleFamily public records · 7 Days on market

Built 1920 Est $98k · 44% under ↓ 7% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.6/5.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Country charm at a great price! Check out this home with one level living, spacious rooms, & newer vinyl throughout. Once an investment property, but would make a great starter home, or home to downsize to as well. Outdoors you will find a relatively level yard, garage, storage building, & mature foliage. It's located close to grocery stores, restaurants, gas stations, & Interstates 77 & 64.

Key facts

• Level yard
• Mature foliage
• Storage building

Tags

• ONE LEVEL LIVING
• SPACIOUS ROOMS
• LEVEL YARD
• STORAGE BUILDING
• MATURE FOLIAGE

Property features AI

Exterior

• Parking: 1 covered parking space; Has a 1-car garage (total 1 parking space)
• Utilities: Public water; Public sewer
• Home design: Residential property
• Construction: Metal roof; Other construction materials
• Exterior features: Garden; Covered patio/porch; Shed(s); Level lot; Has a view

Interior

• Kitchen: Cooktop; Refrigerator
• Bedrooms: 3 main-level bedrooms
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; No central air (ceiling fan(s) for cooling)
• Interior features: Ceiling fan(s); 6 total rooms; No basement
• Laundry & utility: Main-level laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $275 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).

Location & tenants

• Location reads 60/100 on livability (#212 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: amenities F, commute F, employment F.
• Raleigh County Schools (rural): math 29% / reading 42% proficiency, ranked #14 of 55 in WV (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mabscott Elementary (math 22% / reading 27%, grade F, #287 of 377 statewide, top 85%, 222 students, 0% FRL); Park Middle School (math 40% / reading 49%, grade D, #10 of 109 statewide, top 8%, 394 students, 0% FRL); Woodrow Wilson High School (math 24% / reading 56%, grade F, #20 of 110 statewide, top 17%, 1,330 students, 0% FRL) — zoned schools average 0% FRL vs 46% district-wide (46 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.2%/yr); 112 active listings in the ZIP; 41 units permitted in Raleigh County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Raleigh County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 4.2% rent growth), your $15k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $55,000

Questions for the listing agent

1. Built in 1920 — 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. 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: 2.40% ✓
• Cap rate: 21.61%
• Cash-on-cash: 54.69%
• DSCR: 3.43
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $97,504
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
317 Quarry St	0.36mi	2/1.0 (-1)	1,074 (-3%)	9mo	$40,000	$37	66
205 Loflin St	0.21mi	2/2.0 (-1)	1,008 (-9%)	8mo	$25,000	$25	60
112 Wilkes Ave	0.51mi	2/1.0 (-1)	1,008 (-9%)	2mo	$125,000	$124	55
116 Pershing Ave	0.44mi	2/2.0 (-1)	1,143 (+3%)	22mo	$142,000	$124	47
209 Joseph St	0.52mi	2/1.0 (-1)	1,244 (+12%)	11mo	$109,000	$88	41
118 Sparacino St	0.66mi	2/1.0 (-1)	952 (-14%)	23mo	$7,000	$7	22

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 · 4.25% rent growth · sell at horizon

5-year hold

• IRR: 16.6%
• Equity multiple: 1.69×
• Total profit: $10,564
• Equity at exit: $8,201

10-year hold

• IRR: 26.7%
• Equity multiple: 3.59×
• Total profit: $39,917
• Equity at exit: $4,755

Cash invested: $15,400 (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 25801

• Home prices YoY: -17.8%
• Rents YoY: 4.2%
• Active inventory: 112
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,322 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$32 /mo · $379/yr
• Insurance: −$23
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $275

Break-even live

Break-even rent $974

Max offer price $55,000

Occupancy floor 74%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-19
   days on market $55,000 Active 7 DOM
2. 2026-06-18
   days on market $55,000 Active 6 DOM
3. 2026-06-17
   days on market $55,000 Active 5 DOM
4. 2026-06-16
   days on market $55,000 Active 4 DOM
5. 2026-06-15
   days on market $55,000 Active 3 DOM
6. 2026-06-14
   remarks 400-char remark
7. 2026-06-13
   remarks 392-char remark
8. 2026-06-13
   listed $55,000 Active 1 DOM

ⓘ 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: $379 · $32/mo
• Projected year-2 tax: $379 · $32/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 7/10 Severe FEMA zone AE · 77% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,870
• − Mortgage interest: −$3,081
• − Property taxes: −$379
• − Insurance: −$5,394
• − Repairs & maintenance: −$1,270
• − Management: −$1,270
• − Depreciation: −$1,600
• Taxable income: $2,877
• Est. tax owed @ 24.0%: −$691
• After-tax cash flow: $2,613/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: Raleigh County Schools
• NCES district ID: 5401230
• Math proficiency: 29% ▼ -8.00%
• Reading proficiency: 42% ▼ -3.00%
• Median HH income: $39,828
• Composite: 29.74/100
• National rank: #6445
• State rank: #14 of 55 in WV

Livability — Mabscott

• Score: 60/100
• State rank: #212
• US rank: #18521

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mabscott, WV
• County: Raleigh County · 31,128 people
• City population: 934
• Metro: Beckley, WV
• Population (ZIP): 31,128
• Household income: $56,836
• Rent vs Own: 33.1% rent · 66.9% own
• Severe rent burden: 1384.0

Population outlook (Raleigh County) Hauer SSP2

• Today (2025): 73,505 people
• By 2030: 70,954 · -3.5%
• By 2040: 66,038 · -10.2%
• By 2050: 61,919 · -15.8%
• By 2075: 51,954 · -29.3%
• By 2100: 39,724 · -46.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Black 10% Two or more races 7% Hispanic / Latino 2% Asian 2%
• Common ancestry: Slovak 2% Italian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Raleigh

• 2024 margin: Solid R (+54.3) · D 22.0% · R 76.3% · Other 1.6%
• 2008→2024 swing: -28.5pp toward R · 2008: -25.9pp · 2024: -54.3pp
• All cycles: 2024: R+54.3 2020: R+50.4 2016: R+52.8 2012: R+44.6 2008: R+25.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -45.60%
• Current HPI: 210.0114
• Rent YoY: ▲ 4.25%
• Metro: Beckley, WV
• State GDP YoY: —
• F500 in state: 0

Price history

-6.8% since first listed

6 events — show timeline

• 2026-06-12 Listed $55,000 BBOR
• 2025-11-20 Listed $45,000 KVBOR
• 2025-11-11 Price Changed $47,500 KVBOR
• 2025-11-01 Price Changed $49,000 KVBOR
• 2025-10-10 Price Changed $55,000 KVBOR
• 2025-10-03 Listed $59,000 KVBOR

Property tax history

-2.2%/yr

Latest (2025): $379 · +3.9% YoY. Source: county tax records.