3805 Horseshoe Creek Road, Victor Rd · Hico, WV 25938

$115,000

1 bd · 1.0 ba · 1,122 sqft · SingleFamily public records · 90 Days on market

Built 1955 1.22 ac lot

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Why this score? — see what drove the D 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 +11.6/30.0
• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• DSCR +3.4/10.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

Country living at it's finest. .. .You can enjoy tranquil scenery and breezes, as well as privacy, as you work, play, or relax in the spacious yard of this secluded property. Maybe you would prefer to sit on the full length covered front porch where you can read or even sleep in your favorite chair. When you step inside, you can appreciate the warmth of the large living room complete with a vaulted ceiling with exposed beams, hardwood floors and a beautiful propane gas fireplace that enhances the country atmosphere. You can find that same, inviting hardwood throughout the dining room too. You have abundant floor space for entertaining friends or family with those delicious country meals tha

Key facts

• Spacious yard
• Vaulted ceiling
• Large living room

Tags

• SPACIOUS YARD
• LARGE LIVING ROOM
• VAULTED CEILING
• EXPOSED BEAMS
• HARDWOOD FLOORS
• PROPANE GAS FIREPLACE

Property features AI

Exterior

• Parking: Open parking; No garage; Gravel parking
• Utilities: Private well (water); Septic tank (sewer)
• Home design: Residential property; Level, rolling topography
• Construction: Frame construction with vinyl siding; Shingle roof; Built area above grade: 1,129 (square feet)
• Exterior features: Garden; Covered patio/porch; Shed(s); Has view

Interior

• Kitchen: Electric water heater
• Bedrooms: Total rooms: 4; Basement: Crawl space
• Flooring: Hardwood; Vinyl; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Heat pump; Ceiling fan(s); Electric heating; Propane heating
• Interior features: Walk-in closets; Eat-in kitchen; High ceilings; Ceiling fans; Insulated windows; Fireplace
• Laundry & utility: No specific laundry appliances listed

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $-36 ($-436/yr) — negative.
• To cash-flow at today's rent, offer at most $110k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $96k (16.5% below list).
• Recommended offer: $96k (16.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 49/100 on livability (#333 in WV) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, employment F.
• Fayette County Schools (suburban): math 17% / reading 31% proficiency, ranked #51 of 55 in WV (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Ansted Elementary (math 32% / reading 37%, grade F, #148 of 377 statewide, top 49%, 190 students, 0% FRL); Oak Hill Middle School (math 14% / reading 26%, grade F, #104 of 109 statewide, top 96%, 656 students, 0% FRL); Midland Trail High (math 15% / reading 38%, grade F, #87 of 110 statewide, top 79%, 623 students, 0% FRL) — zoned schools average 0% FRL vs 54% district-wide (54 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 4 active listings in the ZIP; 26 units permitted in Fayette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($795 loan paydown + $8k appreciation (6.6% local appreciation)).
• Fayette County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.6% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $18k; list at $115k implies a 539% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,996 (16.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.83% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.36%
• DSCR: 0.94
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.6%
• Equity multiple: 2.08×
• Total profit: $34,775
• Equity at exit: $76,415

10-year hold

• IRR: 15.5%
• Equity multiple: 4.21×
• Total profit: $103,242
• Equity at exit: $142,280

Cash invested: $32,200 (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 25938

• Home prices YoY: 3.9%
• Active inventory: 4
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $960 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $-36

Break-even live

Break-even rent $1,006

Max offer price $109,737

Occupancy floor 99%

Sensitivity live

Price	-10% $43	-5% $3	+0% $-36	+5% $-76	+10% $-116
Rent	-10% $-112	-5% $-74	+0% $-36	+5% $2	+10% $39
Rate	-1.0pp $22	-0.5pp $-7	base $-36	+0.5pp $-66	+1.0pp $-96

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $115,000 Active 90 DOM
2. 2026-06-18
   days on market $115,000 Active 89 DOM
3. 2026-06-17
   days on market $115,000 Active 88 DOM
4. 2026-06-16
   days on market $115,000 Active 87 DOM
5. 2026-06-15
   days on market $115,000 Active 86 DOM
6. 2026-06-14
   days on market $115,000 Active 84 DOM
7. 2026-06-12
   days on market $115,000 Active 83 DOM
8. 2026-06-09
   days on market $115,000 Active 80 DOM
9. 2026-06-08
   days on market $115,000 Active 79 DOM
10. 2026-06-07
    days on market $115,000 Active 78 DOM
11. 2026-06-05
    days on market $115,000 Active 75 DOM
12. 2026-06-03
    days on market $115,000 Active 74 DOM
13. 2026-06-02
    days on market $115,000 Active 73 DOM
14. 2026-06-01
    days on market $115,000 Active 72 DOM
15. 2026-05-31
    days on market $115,000 Active 71 DOM
16. 2026-05-30
    days on market $115,000 Active 70 DOM
17. 2026-04-29
    price $115,000
18. 2026-03-20
    listed $130,000 Active
19. 1988-04-07
    soldstatus $18,000

ⓘ 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 7/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥94°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 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: $11,520
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$922
• − Management: −$922
• − Depreciation: −$3,345
• Taxable loss: −$2,411
• Est. tax savings @ 24.0%: +$579
• After-tax cash flow: $142/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: Fayette County Schools
• NCES district ID: 5400300
• Math proficiency: 17% ▼ -12.00%
• Reading proficiency: 31% ▼ -4.00%
• Median HH income: $35,293
• Composite: 19.77/100
• National rank: #8706
• State rank: #51 of 55 in WV

Livability — Hico

• Score: 49/100
• State rank: #333
• US rank: #25887

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

• Population (ZIP): 1,650

Population outlook (Fayette County) Hauer SSP2

• Today (2025): 41,745 people
• By 2030: 39,758 · -4.8%
• By 2040: 35,751 · -14.4%
• By 2050: 32,223 · -22.8%
• By 2075: 24,307 · -41.8%
• By 2100: 16,671 · -60.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 9% Hispanic / Latino 3%
• Common ancestry: Iranian 2%
• Foreign-born: 2%
• Languages at home: 98% English-only · Other Indo-European 2%

Political lean MEDSL · Fayette

• 2024 margin: Solid R (+41.8) · D 28.1% · R 69.8% · Other 2.1%
• 2008→2024 swing: -39.0pp toward R · 2008: -2.7pp · 2024: -41.8pp
• All cycles: 2024: R+41.8 2020: R+38.6 2016: R+39.6 2012: R+21.0 2008: R+2.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.56%
• Current HPI: 176.4774
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+538.9% since first listed

3 events — show timeline

• 2026-04-29 Price Changed $115,000 BBOR
• 2026-03-20 Listed $130,000 BBOR
• 1988-04-07 Sold (Public Records) $18,000 Public Records

Property tax history

-11.7%/yr

Latest (2025): $66 · +7.3% YoY. Source: county tax records.