273 Hundley Ln · Rainelle, WV 25958

$64,900

2 bd · 1.0 ba · 640 sqft · SingleFamily public records · 125 Days on market

Built 1962

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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
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Enjoy easy living in this quiet country home with plenty of outdoor space. This home offers 2 Bedrooms, 1 Bath with a half wrap around deck and newer upgrades. Your family and loved ones will enjoy the spacious level backyard, perfect for family gatherings! Come and take a look at this beauty. .. .Don't miss out!

Key facts

• Metal roof
• Level backyard
• L shaped deck

Tags

• METAL ROOF
• LEVEL BACKYARD
• L SHAPED DECK

Property features AI

Finance

• Financial info: Annual tax listed (amount omitted from features display)
• HOA & community: Community features include fishing

Exterior

• Utilities: Public water; Electricity available
• Home design: Residential property
• Construction: Metal roof; Block foundation; Pillar/post/pier foundation; Built on 1.54-acre lot
• Exterior features: Covered patio/porch; Property has a view

Interior

• Kitchen: Oven
• Bedrooms: 5 total rooms (bedrooms/other rooms not separately specified)
• Flooring: Carpet; Vinyl; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Baseboard heating; Electric heating; No central cooling
• Interior features: Laminate countertops; Oven

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($823 rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 51/100 on livability (#316 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.
• Greenbrier County Schools (town): math 24% / reading 37% proficiency, ranked #31 of 55 in WV (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 10 active listings in the ZIP; 74 units permitted in Greenbrier County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($449 loan paydown + $2k appreciation (3.0% local appreciation)).
• Greenbrier County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $57,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.27% ✓
• Cap rate: 11.25%
• Cash-on-cash: 17.69%
• DSCR: 1.79
• GRM: 6.6

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: 24.1%
• Equity multiple: 2.37×
• Total profit: $24,855
• Equity at exit: $29,182

10-year hold

• IRR: 24.9%
• Equity multiple: 4.55×
• Total profit: $64,536
• Equity at exit: $44,973

Cash invested: $18,172 (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 25958

• Active inventory: 10
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $823 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$15 /mo · $178/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$173
• Net cashflow: $268

Break-even live

Break-even rent $484

Max offer price $64,900

Occupancy floor 62%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $64,900 Active 125 DOM
2. 2026-06-17
   days on market $64,900 Active 124 DOM
3. 2026-06-16
   days on market $64,900 Active 123 DOM
4. 2026-06-15
   days on market $64,900 Active 122 DOM
5. 2026-06-15
   days on market $64,900 Active 121 DOM
6. 2026-06-13
   days on market $64,900 Active 120 DOM
7. 2026-06-12
   days on market $64,900 Active 119 DOM
8. 2026-06-09
   days on market $64,900 Active 116 DOM
9. 2026-06-08
   days on market $64,900 Active 115 DOM
10. 2026-06-08
    days on market $64,900 Active 114 DOM
11. 2026-06-07
    days on market $64,900 Active 113 DOM
12. 2026-06-04
    days on market $64,900 Active 111 DOM
13. 2026-06-03
    days on market $64,900 Active 110 DOM
14. 2026-06-02
    days on market $64,900 Active 109 DOM
15. 2026-06-01
    days on market $64,900 Active 108 DOM
16. 2026-05-31
    days on market $64,900 Active 107 DOM
17. 2026-02-02
    listed $64,900 Active
18. 2022-01-19
    soldstatus $75,000
19. 2022-01-18
    soldstatus 314-char remark

    Show marketing remark (314 chars)

    Enjoy easy living in this quiet country home with plenty of outdoor space. This home offers 2 Bedrooms, 1 Bath with a half wrap around deck and newer upgrades. Your family and loved ones will enjoy the spacious level backyard, perfect for family gatherings! Come and take a look at this beauty. .. .Don't miss out!

20. 2021-04-28
    listed $79,800 314-char remark

    Show marketing remark (314 chars)

    Enjoy easy living in this quiet country home with plenty of outdoor space. This home offers 2 Bedrooms, 1 Bath with a half wrap around deck and newer upgrades. Your family and loved ones will enjoy the spacious level backyard, perfect for family gatherings! Come and take a look at this beauty. .. .Don't miss out!

21. 2002-05-01
    soldstatus $10,000

ⓘ 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: $178 · $15/mo
• Projected year-2 tax: $383 · $32/mo
• Expected delta: +$205/yr (+$17/mo · 115.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥89°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,876
• − Mortgage interest: −$3,635
• − Property taxes: −$178
• − Insurance: −$324
• − Repairs & maintenance: −$790
• − Management: −$790
• − Depreciation: −$1,888
• Taxable income: $2,270
• Est. tax owed @ 24.0%: −$545
• After-tax cash flow: $2,671/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: Greenbrier County Schools
• NCES district ID: 5400390
• Math proficiency: 24% ▼ -14.00%
• Reading proficiency: 37% ▼ -10.00%
• Median HH income: $37,088
• Composite: 25.34/100
• National rank: #7477
• State rank: #31 of 55 in WV

Livability — Rainelle

• Score: 51/100
• State rank: #316
• US rank: #25154

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 619

Population outlook (Greenbrier County) Hauer SSP2

• Today (2025): 35,394 people
• By 2030: 35,182 · -0.6%
• By 2040: 34,241 · -3.3%
• By 2050: 32,882 · -7.1%
• By 2075: 29,435 · -16.8%
• By 2100: 24,473 · -30.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Italian 1%

Political lean MEDSL · Greenbrier

• 2024 margin: Solid R (+42.1) · D 28.0% · R 70.1% · Other 1.9%
• 2008→2024 swing: -29.9pp toward R · 2008: -12.3pp · 2024: -42.1pp
• All cycles: 2024: R+42.1 2020: R+39.6 2016: R+41.2 2012: R+24.8 2008: R+12.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+549.0% since first listed

5 events — show timeline

• 2026-02-02 Listed $64,900 GVBOR
• 2022-01-19 Sold (Public Records) $75,000 Public Records
• 2022-01-18 Sold (MLS) — GVBOR
• 2021-04-28 Listed $79,800 GVBOR
• 2002-05-01 Sold (Public Records) $10,000 Public Records

Property tax history

-4.2%/yr

Latest (2025): $178 · +2.9% YoY. Source: county tax records.