1528 Coco Rd · Pinch, WV 25071

$10,000

2 bd · 1.0 ba · 1,570 sqft · SingleFamily public records · 7 Days on market

Built 1954 ↓ 33% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.4/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits in Elkview, WV! Situated on approximately 1 acre in a peaceful, mostly wooded setting, this property offers potential for those looking for a recreational retreat, hunting getaway, or future homesite. The existing structure is in poor condition and is not considered livable, with the value being primarily in the land itself. The property is equipped with a well and septic system; however, neither has been used for several years, and their current condition is unknown. Tucked away in a quiet hollow, this secluded setting provides the privacy and natural surroundings many outdoor enthusiasts seek. Whether you're looking for a spot to build a weekend cabin, establish a hunting base camp, or invest in affordable West Virginia land, this property is worth a look. Priced at just $10,000 and selling as-is.

Key facts

• Recreational retreat
• Mostly wooded
• Hunting getaway

Tags

• 1 ACRE
• MOSTLY WOODED
• RECREATIONAL RETREAT
• HUNTING GETAWAY
• FUTURE HOMESITE
• SECLUDED SETTING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $10k.

Deal economics

• At list price, monthly cash flow is $771 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $10k).

Location & tenants

• Location reads 67/100 on livability (#89 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Kanawha County Schools (suburban): math 29% / reading 40% proficiency, ranked #17 of 55 in WV (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 38 active listings in the ZIP; 103 units permitted in Kanawha County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $69 of loan paydown is wiped out by about $300 of value loss. Plan a longer hold.
• Kanawha County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

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

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $10,000

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 10.64% ✓
• Cap rate: 98.84%
• Cash-on-cash: 330.52%
• DSCR: 15.71
• GRM: 0.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 17.97×
• Total profit: $47,515
• Equity at exit: $1,491

10-year hold

• IRR: —
• Equity multiple: 38.39×
• Total profit: $104,689
• Equity at exit: $865

Cash invested: $2,800 (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 25071

• Home prices YoY: -27.1%
• Active inventory: 38
• Price-to-rent: 0.8×

Monthly cashflow live

• Estimated rent: $1,064 medium
• Mortgage (P&I): −$52
• Tax est. 1.5%: −$12 /mo · $150/yr
• Insurance: −$4
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $771

Break-even live

Break-even rent $87

Max offer price $10,000

Occupancy floor 22%

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: $2,500
• Closing costs: $300
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-19
   days on market $10,000 Active 7 DOM
2. 2026-06-18
   days on market $10,000 Active 6 DOM
3. 2026-06-17
   days on market $10,000 Active 5 DOM
4. 2026-06-16
   days on market $10,000 Active 4 DOM
5. 2026-06-15
   days on market $10,000 Active 3 DOM
6. 2026-06-13
   remarks 695-char remark

   Show marketing remark (829 chars)

   Opportunity awaits in Elkview, WV! Situated on approximately 1 acre in a peaceful, mostly wooded setting, this property offers potential for those looking for a recreational retreat, hunting getaway, or future homesite. The existing structure is in poor condition and is not considered livable, with the value being primarily in the land itself. The property is equipped with a well and septic system; however, neither has been used for several years, and their current condition is unknown. Tucked away in a quiet hollow, this secluded setting provides the privacy and natural surroundings many outdoor enthusiasts seek. Whether you're looking for a spot to build a weekend cabin, establish a hunting base camp, or invest in affordable West Virginia land, this property is worth a look. Priced at just $10,000 and selling as-is.

7. 2026-06-13
   listed $10,000 Active 1 DOM

   Show marketing remark (829 chars)

   Opportunity awaits in Elkview, WV! Situated on approximately 1 acre in a peaceful, mostly wooded setting, this property offers potential for those looking for a recreational retreat, hunting getaway, or future homesite. The existing structure is in poor condition and is not considered livable, with the value being primarily in the land itself. The property is equipped with a well and septic system; however, neither has been used for several years, and their current condition is unknown. Tucked away in a quiet hollow, this secluded setting provides the privacy and natural surroundings many outdoor enthusiasts seek. Whether you're looking for a spot to build a weekend cabin, establish a hunting base camp, or invest in affordable West Virginia land, this property is worth a look. Priced at just $10,000 and selling as-is.

ⓘ 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 ≥99°F today · 19 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: $12,764
• − Mortgage interest: −$560
• − Property taxes: −$150
• − Insurance: −$50
• − Repairs & maintenance: −$1,021
• − Management: −$1,021
• − Depreciation: −$291
• Taxable income: $9,671
• Est. tax owed @ 24.0%: −$2,321
• After-tax cash flow: $6,934/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: Kanawha County Schools
• NCES district ID: 5400600
• Math proficiency: 29% ▼ -13.00%
• Reading proficiency: 40% ▼ -7.00%
• Median HH income: $44,329
• Composite: 29.35/100
• National rank: #6540
• State rank: #17 of 55 in WV

Livability — Pinch

• Score: 67/100
• State rank: #89
• US rank: #10402

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 48
• Population (ZIP): 11,243

Population outlook (Kanawha County) Hauer SSP2

• Today (2025): 178,946 people
• By 2030: 172,906 · -3.4%
• By 2040: 159,874 · -10.7%
• By 2050: 148,148 · -17.2%
• By 2075: 123,257 · -31.1%
• By 2100: 96,454 · -46.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Serbian 3% Slovak 2% Romanian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · German/W. Germanic 1%

Political lean MEDSL · Kanawha

• 2024 margin: R (+17.4) · D 40.2% · R 57.6% · Other 2.2%
• 2008→2024 swing: -17.0pp toward R · 2008: -0.4pp · 2024: -17.4pp
• All cycles: 2024: R+17.4 2020: R+14.7 2016: R+20.6 2012: R+11.9 2008: R+0.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -69.64%
• Current HPI: 187.2213
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-33.3% since first listed

2 events — show timeline

• 2026-06-13 Listed $10,000 FSBO.com
• 1984-10-26 Sold (Public Records) $15,000 Public Records

Property tax history

+8.6%/yr

Latest (2025): $535 · +0.0% YoY. Source: county tax records.