208 Riffe St · Sophia, WV 25921

$113,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured · 85 Days on market

Built 1993 6,534 sqft lot

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Why this score? — see what drove the C- 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 +20.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• Appreciation +4.6/10.0
• 1% rule +4.4/10.0
• Schools +3.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This home has fresh paint throughout. New laminate flooring, new heat pump, free standing corner fireplace. Large open space in main living area, formal dining room, Huge living room, Kitchen has bar for additional seating. Double pane Insulated windows 2009. Building in back is wired & conveys. Large front deck. Right across from Sophia Fire Department & Post Office. One level living!

Key facts

• 6,534 sq ft lot
• Built 1993
• Listed 84 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Mobile home; Single-story
• Construction: Vinyl siding
• Exterior features: Storm door(s); Lot approximately 0.15 acres; Located right across the street from the Sophia Post Office

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air; Ceiling fans
• Interior features: Walk-in closet(s)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $113k.

Deal economics

• At list price, monthly cash flow is $144 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $106k (6.1% below list).
• Recommended offer: $106k (6.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#260 in WV) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute 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.
• Market conditions: 3 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 (-0.9%/yr); year-one equity from $781 of loan paydown is wiped out by about $975 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 (-0.9% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $17k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $67k; list at $113k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,096 (6.1% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.94% ✗
• Cap rate: 7.82%
• Cash-on-cash: 5.47%
• DSCR: 1.24
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.86% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.9%
• Equity multiple: 1.04×
• Total profit: $1,334
• Equity at exit: $28,019

10-year hold

• IRR: 7.3%
• Equity multiple: 1.72×
• Total profit: $22,762
• Equity at exit: $30,058

Cash invested: $31,640 (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 25921

• Home prices YoY: -0.3%
• Active inventory: 3
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,061 medium
• Mortgage (P&I): −$593
• Tax from tax record: −$54 /mo · $652/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $144

Break-even live

Break-even rent $878

Max offer price $113,000

Occupancy floor 81%

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: $28,250
• Closing costs: $3,390
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $113,000 Active 85 DOM
2. 2026-06-18
   days on market $113,000 Active 84 DOM
3. 2026-06-17
   days on market $113,000 Active 83 DOM
4. 2026-06-16
   days on market $113,000 Active 82 DOM
5. 2026-06-15
   days on market $113,000 Active 81 DOM
6. 2026-06-14
   days on market $113,000 Active 79 DOM
7. 2026-06-12
   days on market $113,000 Active 78 DOM
8. 2026-06-09
   days on market $113,000 Active 75 DOM
9. 2026-06-08
   days on market $113,000 Active 74 DOM
10. 2026-06-07
    days on market $113,000 Active 73 DOM
11. 2026-06-03
    days on market $113,000 Active 69 DOM
12. 2026-06-02
    days on market $113,000 Active 68 DOM
13. 2026-06-01
    days on market $113,000 Active 67 DOM
14. 2026-05-31
    days on market $113,000 Active 66 DOM
15. 2026-05-30
    days on market $113,000 Active 65 DOM
16. 2026-05-15
    price $115,000
17. 2026-05-04
    price $124,000
18. 2026-04-15
    price $127,000
19. 2026-03-26
    listed $130,000 Active
20. 2021-05-24
    soldstatus $67,000
21. 2021-05-21
    soldstatus $67,000 400-char remark

    Show marketing remark (400 chars)

    This home has fresh paint throughout. New laminate flooring, new heat pump, free standing corner fireplace. Large open space in main living area, formal dining room, Huge living room, Kitchen has bar for additional seating. Double pane Insulated windows 2009. Building in back is wired & conveys. Large front deck. Right across from Sophia Fire Department & Post Office. One level living!

22. 2021-04-21
    listed $69,900 400-char remark

    Show marketing remark (400 chars)

    This home has fresh paint throughout. New laminate flooring, new heat pump, free standing corner fireplace. Large open space in main living area, formal dining room, Huge living room, Kitchen has bar for additional seating. Double pane Insulated windows 2009. Building in back is wired & conveys. Large front deck. Right across from Sophia Fire Department & Post Office. One level living!

23. 2006-01-11
    soldstatus $44,900

ⓘ 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: $652 · $54/mo
• Projected year-2 tax: $667 · $56/mo
• Expected delta: +$15/yr (+$1/mo · 2.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 3/10 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: $12,732
• − Mortgage interest: −$6,330
• − Property taxes: −$652
• − Insurance: −$565
• − Repairs & maintenance: −$1,019
• − Management: −$1,019
• − Depreciation: −$3,287
• Taxable loss: −$139
• Est. tax savings @ 24.0%: +$33
• After-tax cash flow: $1,764/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 — Sophia

• Score: 57/100
• State rank: #260
• US rank: #22313

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sophia, WV
• Population (ZIP): 2,820

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 (94%)
• Race & ethnicity: White 94% Black 6%
• Common ancestry: Serbian 2% Swiss 2% Portuguese 2%
• Foreign-born: 2%
• Languages at home: 99% English-only · Spanish 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: ▼ -0.86%
• Current HPI: 285.3708
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+156.1% since first listed

8 events — show timeline

• 2026-05-15 Price Changed $115,000 MTCBOR
• 2026-05-04 Price Changed $124,000 MTCBOR
• 2026-04-15 Price Changed $127,000 MTCBOR
• 2026-03-26 Listed $130,000 MTCBOR
• 2021-05-24 Sold (Public Records) $67,000 Public Records
• 2021-05-21 Sold (MLS) $67,000 BBOR
• 2021-04-21 Listed $69,900 BBOR
• 2006-01-11 Sold (Public Records) $44,900 Public Records

Property tax history

+5.2%/yr

Latest (2025): $652 · +0.1% YoY. Source: county tax records.