1439 Beech Creek Rd · Matewan, WV 25678

$95,000

3 bd · 2.0 ba · 1,532 sqft · SingleFamily · 2 Days on market

Built 2014 Good condition 1.37 ac lot

---

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 +25.6/30.0
• DSCR +8.5/10.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Schools +2.3/10.0

Listing remarks

This gorgeous 3 bed 2 bath offers an approximate 1.37 acres of property along with an approximate 1532 living square feet. Built in 2014 the home is move in ready, and very close to trail riding amenities. Whether you are looking to invest in a rental home, or looking for yourself a new home, you can't go wrong with this property!!!

Key facts

• Move in ready
• 1.37 acre lot
• Garage

Tags

• TRAIL RIDING AMENITIES
• MOVE IN READY

Property features AI

Exterior

• Parking: Asphalt driveway; Detached garage
• Utilities: Public water; Private water; Well; Septic tank
• Home design: Single-family residential; Vinyl siding
• Construction: Shingle roof
• Exterior features: Fenced yard; Storage structure

Interior

• Kitchen: Dishwasher; Microwave; Cooktop; Refrigerator
• Flooring: Carpet; Laminate
• Heating & cooling: Electric heating; Central air; Ceiling fan(s)
• Interior features: Kitchen island; Walk-in closet(s)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $157 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).

Location & tenants

• Location reads 49/100 on livability (#335 in WV) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing D+, amenities F, commute F.
• Mingo County Schools (rural): math 21% / reading 36% proficiency, ranked #42 of 55 in WV (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Matewan Pk8 (math 20% / reading 47%, grade F, #189 of 377 statewide, top 50%, 422 students, 0% FRL); Mingo Central Comprehensive High School (math 12% / reading 32%, grade F, #97 of 110 statewide, top 90%, 635 students, 0% FRL) — zoned schools average 0% FRL vs 55% district-wide (55 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 6 active listings in the ZIP.

Forward outlook

• In year one you build about $6k of equity ($657 loan paydown + $5k appreciation (5.2% local appreciation)).
• Mingo County population projected at -37% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.2% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.17% ✓
• Cap rate: 9.12%
• Cash-on-cash: 10.10%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.21% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.5%
• Equity multiple: 2.25×
• Total profit: $33,138
• Equity at exit: $55,070

10-year hold

• IRR: 19.3%
• Equity multiple: 4.43×
• Total profit: $91,108
• Equity at exit: $96,079

Cash invested: $26,600 (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 25678

• Home prices YoY: 3.8%
• Active inventory: 6
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,114 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $157

Break-even live

Break-even rent $915

Max offer price $95,000

Occupancy floor 81%

Sensitivity live

Price	-10% $223	-5% $190	+0% $157	+5% $125	+10% $92
Rent	-10% $69	-5% $113	+0% $157	+5% $201	+10% $245
Rate	-1.0pp $205	-0.5pp $182	base $157	+0.5pp $133	+1.0pp $108

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-21
   statusdays on market $95,000 Pending 2 DOM
2. 2026-06-17
   remarks 334-char remark
3. 2026-06-17
   listed $95,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 8 d/yr ≥98°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% 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: $13,373
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$1,272
• − Repairs & maintenance: −$1,070
• − Management: −$1,070
• − Depreciation: −$2,764
• Taxable income: $450
• Est. tax owed @ 24.0%: −$108
• After-tax cash flow: $1,780/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 · 6 photos

Good 75/100 Cosmetic rehab

This move-in ready home offers a good condition with minimal repairs needed. It's well-maintained and located in a desirable area with potential for value increases through cosmetic updates.

Value-add opportunities

• Both Painting the exterior siding — Fresh paint can enhance the curb appeal and increase the home's value.
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value.
• Both HVAC maintenance — Regular HVAC maintenance ensures the system runs efficiently and can prevent costly repairs.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Fresh paint can enhance the curb appeal and increase the home's value. ↑
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value. ↑
• Both HVAC maintenance — Regular HVAC maintenance ensures the system runs efficiently and can prevent costly repairs. ↑

ⓘ 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: Mingo County Schools
• NCES district ID: 5400900
• Math proficiency: 21% ▼ -14.00%
• Reading proficiency: 36% ▼ -6.00%
• Median HH income: $32,574
• Composite: 23.24/100
• National rank: #7937
• State rank: #42 of 55 in WV

Livability — Matewan

• Score: 49/100
• State rank: #335
• US rank: #25926

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,410

Population outlook (Mingo County) Hauer SSP2

• Today (2025): 21,874 people
• By 2030: 20,048 · -8.3%
• By 2040: 16,653 · -23.9%
• By 2050: 13,842 · -36.7%
• By 2075: 8,629 · -60.6%
• By 2100: 5,142 · -76.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Hispanic / Latino 2% Black 1%
• Common ancestry: Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Mingo

• 2024 margin: Solid R (+73.8) · D 12.5% · R 86.3% · Other 1.2%
• 2008→2024 swing: -61.7pp toward R · 2008: -12.1pp · 2024: -73.8pp
• All cycles: 2024: R+73.8 2020: R+71.3 2016: R+68.8 2012: R+42.5 2008: R+12.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.21%
• Current HPI: 143.6228
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-17 Listed $95,000 EKAR