3656 Charleston Rd · Raymond City, WV 25168

$60,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured · 21 Days on market

Built 1979 Poor condition 0.32 ac 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
• ARV discount +7.5/15.0
• Appreciation +5.2/10.0
• Schools +3.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks

Older double wide on semi private lot. Needs work. Fix it up or move it out and build your dream home. Cash only. Sold as/is. 2 parcels

Key facts

• 0.32 acre lot
• Garage
• Built 1979

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer
• Home design: Residential mobile home
• Construction: Frame construction; Composition/shingle roof
• Exterior features: Porch

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric forced-air heating
• Interior features: Eat-in kitchen; Insulated windows

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $60k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $482 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Putnam County Schools (suburban): math 40% / reading 50% proficiency, ranked #2 of 55 in WV (top 4%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Poca Elementary (math 27% / reading 27%, grade F, #261 of 377 statewide, top 75%, 286 students, 0% FRL); Poca Middle School (math 25% / reading 39%, grade F, #46 of 109 statewide, top 46%, 309 students, 0% FRL); Poca High School (math 17% / reading 47%, grade F, #55 of 110 statewide, top 59%, 446 students, 0% FRL) — zoned schools average 0% FRL vs 33% district-wide (33 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 30% at this address vs 45% district-wide (-15 pts) — the specific schools serving this property underperform the Putnam County Schools average; the district grade overstates school quality for this exact location.
• Market conditions: 10 active listings in the ZIP; 111 units permitted in Putnam County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $709 of equity ($415 loan paydown + $294 appreciation (0.5% local appreciation)).
• At projected returns (0.5% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.

Recommended offer $59,100 (1.5% below list)

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 1979 — 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. 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: 1.89% ✓
• Cap rate: 15.92%
• Cash-on-cash: 34.40%
• DSCR: 2.53
• GRM: 4.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.49% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.0%
• Equity multiple: 2.81×
• Total profit: $30,327
• Equity at exit: $18,907

10-year hold

• IRR: 38.7%
• Equity multiple: 5.49×
• Total profit: $75,451
• Equity at exit: $23,949

Cash invested: $16,800 (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 25168

• Home prices YoY: 0.3%
• Active inventory: 10
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,134 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $482

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 53%

Sensitivity live

Price	-10% $523	-5% $502	+0% $482	+5% $461	+10% $440
Rent	-10% $392	-5% $437	+0% $482	+5% $526	+10% $571
Rate	-1.0pp $512	-0.5pp $497	base $482	+0.5pp $466	+1.0pp $450

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-19
   days on market $60,000 Active 21 DOM
2. 2026-06-18
   days on market $60,000 Active 20 DOM
3. 2026-06-17
   days on market $60,000 Active 19 DOM
4. 2026-06-16
   days on market $60,000 Active 18 DOM
5. 2026-06-15
   days on market $60,000 Active 17 DOM
6. 2026-06-14
   days on market $60,000 Active 15 DOM
7. 2026-06-12
   days on market $60,000 Active 14 DOM
8. 2026-06-09
   days on market $60,000 Active 11 DOM
9. 2026-06-08
   days on market $60,000 Active 10 DOM
10. 2026-06-07
    days on market $60,000 Active 9 DOM
11. 2026-06-03
    days on market $60,000 Active 5 DOM
12. 2026-06-02
    days on market $60,000 Active 4 DOM
13. 2026-06-01
    days on market $60,000 Active 3 DOM
14. 2026-05-31
    days on market $60,000 Active 2 DOM
15. 2026-05-29
    listed $60,000 Active

ⓘ 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 4/10 Moderate 7 d/yr ≥101°F today · 19 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: $13,613
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,089
• − Management: −$1,089
• − Depreciation: −$1,745
• Taxable income: $5,128
• Est. tax owed @ 24.0%: −$1,231
• After-tax cash flow: $4,548/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 · 8 photos

Poor 20/100 Extensive rehab

This manufactured home requires extensive repairs and maintenance, including major work on the exterior siding, roof, and landscaping. Significant improvements are needed to increase its resale and rental value.

Repairs flagged

• Major exterior siding — The siding is weathered and peeling, indicating significant damage.
• Major roof — The independent aerial image suggests potential structural issues with the roof.
• Major landscaping — The dirt path leading to the house indicates poor landscaping and potential erosion issues.

Value-add opportunities

• Both repair and paint exterior siding — Repairs and painting will improve the home's appearance and curb appeal, both of which are important for resale and rental value.
• Both repair roof — A repaired roof will prevent further water damage and improve the home's structural integrity, which is crucial for both resale and rental value.
• Both landscape and stabilize dirt path — A well-maintained landscape and stabilized path will enhance the home's curb appeal and make it more attractive to potential buyers or renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · The siding is weathered and peeling, indicating significant damage.	Major	$15,000–50,000
roof · The independent aerial image suggests potential structural issues with the roof.	Major	$15,000–50,000
landscaping · The dirt path leading to the house indicates poor landscaping and potential erosion issues.	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both repair and paint exterior siding — Repairs and painting will improve the home's appearance and curb appeal, both of which are important for resale and rental value. ↑
• Both repair roof — A repaired roof will prevent further water damage and improve the home's structural integrity, which is crucial for both resale and rental value. ↑
• Both landscape and stabilize dirt path — A well-maintained landscape and stabilized path will enhance the home's curb appeal and make it more attractive to potential buyers or renters. ↑

ⓘ 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: Putnam County Schools
• NCES district ID: 5401200
• Math proficiency: 40% ▼ -13.00%
• Reading proficiency: 50% ▼ -6.00%
• Median HH income: $54,783
• Composite: 39.06/100
• National rank: #4060
• State rank: #2 of 55 in WV

Livability — Raymond City

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Raymond City, WV
• Population (ZIP): 2,827

Population outlook (Putnam County) Hauer SSP2

• Today (2025): 58,915 people
• By 2030: 59,400 · +0.8%
• By 2040: 59,444 · +0.9%
• By 2050: 58,510 · -0.7%
• By 2075: 54,603 · -7.3%
• By 2100: 46,202 · -21.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 5%
• Common ancestry: Slovak 3% Romanian 3% Lithuanian 1%

Political lean MEDSL · Putnam

• 2024 margin: Solid R (+46.3) · D 25.9% · R 72.2% · Other 1.9%
• 2008→2024 swing: -22.8pp toward R · 2008: -23.5pp · 2024: -46.3pp
• All cycles: 2024: R+46.3 2020: R+42.6 2016: R+47.8 2012: R+37.1 2008: R+23.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.49%
• Current HPI: 138.6799
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-29 Listed $60,000 KVBOR