161 Modern Ln · Princeton, WV 24740

$124,900

2 bd · 1.0 ba · 1,200 sqft · SingleFamily · 49 Days on market

Built 1989 0.50 ac lot Est $150k · 17% under

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +7.7/30.0
• Livability +3.6/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.8/10.0

Listing remarks

Rustic 2-bedroom, 1-bath cabin offering approximately 1,200 sq ft in a peaceful semi-private setting on a dead-end road. Features include an oversized covered porch, ample gravel parking, and a full basement with abundant storage that could easily be converted back into a 3-car garage. A partially finished basement bathroom offers the opportunity for a second full bath. Enjoy quiet country surroundings with plenty of room for guests, campers, or outdoor equipment. Ideal as a full-time residence, weekend retreat, or investment property with rustic charm. All information provided is to be verified by the buyer and the buyers agent.

Key facts

• Covered porch
• Gravel parking
• Country surroundings

Tags

• COVERED PORCH
• GRAVEL PARKING
• FULL BASEMENT
• PARTIALLY FINISHED BATHROOM
• COUNTRY SURROUNDINGS

Property features AI

Exterior

• Parking: Gravel parking
• Security: Security system
• Utilities: Public water; Public sewer
• Home design: Single-family residence; 2 stories
• Construction: Log construction
• Exterior features: Half-acre lot; Porch

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Wood stove; Ceiling fan(s)
• Interior features: Full, unfinished basement; Porch

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $-146 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $104k (17.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $91k (27.4% below list).
• Recommended offer: $91k (27.4% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 3.7% in Princeton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 72/100 on livability (#53 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities D, commute F, employment F.
• Mercer County Schools (town): math 26% / reading 37% proficiency, ranked #28 of 55 in WV (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Princeton Primary School (499 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: 48 active listings in the ZIP; lower-income renter base — watch delinquency; 4 units permitted in Mercer County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($864 loan paydown + $12k appreciation (10.0% local appreciation)).
• Mercer County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.

Recommended offer $90,720 (27.4% 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 49 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
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: 0.73% ✗
• Cap rate: 4.89%
• Cash-on-cash: -5.03%
• DSCR: 0.78
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $150,000
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 Brinkley Rd	0.65mi	3/1.0 (+1)	1,200 (0%)	12mo	$105,000	$88	55
191 Bailey Hollow Rd	0.69mi	3/1.5 (+1)	1,120 (-7%)	23mo	$140,000	$125	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.7%
• Equity multiple: 2.68×
• Total profit: $58,709
• Equity at exit: $112,520

10-year hold

• IRR: 18.8%
• Equity multiple: 6.15×
• Total profit: $180,251
• Equity at exit: $242,653

Cash invested: $34,972 (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 24740

• Home prices YoY: 7.1%
• Active inventory: 48
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $907 medium
• Mortgage (P&I): −$655
• Tax est. 1.5%: −$156 /mo · $1,874/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$191
• Net cashflow: $-146

Break-even live

Break-even rent $1,093

Max offer price $103,706

Occupancy floor —

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $124,900 Active 49 DOM
2. 2026-06-18
   days on market $124,900 Active 48 DOM
3. 2026-06-17
   days on market $124,900 Active 47 DOM
4. 2026-06-16
   days on market $124,900 Active 46 DOM
5. 2026-06-15
   days on market $124,900 Active 45 DOM
6. 2026-06-14
   days on market $124,900 Active 43 DOM
7. 2026-06-12
   days on market $124,900 Active 42 DOM
8. 2026-06-09
   days on market $124,900 Active 39 DOM
9. 2026-06-08
   days on market $124,900 Active 38 DOM
10. 2026-06-07
    days on market $124,900 Active 37 DOM
11. 2026-06-05
    days on market $124,900 Active 34 DOM
12. 2026-06-02
    days on market $124,900 Active 32 DOM
13. 2026-06-01
    days on market $124,900 Active 31 DOM
14. 2026-05-31
    days on market $124,900 Active 30 DOM
15. 2026-05-30
    days on market $124,900 Active 29 DOM
16. 2026-05-01
    listed $124,900 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 20 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: $10,886
• − Mortgage interest: −$6,996
• − Property taxes: −$1,874
• − Insurance: −$624
• − Repairs & maintenance: −$871
• − Management: −$871
• − Depreciation: −$3,633
• Taxable loss: −$3,983
• Est. tax savings @ 24.0%: +$956
• After-tax cash flow: $-802/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: Mercer County Schools
• NCES district ID: 5400840
• Math proficiency: 26% ▼ -13.00%
• Reading proficiency: 37% ▼ -6.00%
• Median HH income: $35,064
• Composite: 25.98/100
• National rank: #7325
• State rank: #28 of 55 in WV

Livability — Princeton

• Score: 72/100
• State rank: #53
• US rank: #6278

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Mercer County · 33,615 people
• City population: 16,498
• Metro: Bluefield, WV-VA
• Population (ZIP): 16,498
• Household income: $44,793
• Rent vs Own: 36.0% rent · 64.0% own
• Severe rent burden: 438.0

Population outlook (Mercer County) Hauer SSP2

• Today (2025): 57,860 people
• By 2030: 55,781 · -3.6%
• By 2040: 51,365 · -11.2%
• By 2050: 47,476 · -17.9%
• By 2075: 38,851 · -32.9%
• By 2100: 30,053 · -48.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 7% Black 3% Hispanic / Latino 1%
• Common ancestry: Serbian 2% Slovak 1% Italian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Arabic 1%

Political lean MEDSL · Mercer

• 2024 margin: Solid R (+57.3) · D 20.6% · R 77.9% · Other 1.5%
• 2008→2024 swing: -29.8pp toward R · 2008: -27.6pp · 2024: -57.3pp
• All cycles: 2024: R+57.3 2020: R+54.4 2016: R+55.3 2012: R+47.1 2008: R+27.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.67%
• Current HPI: 220.0694
• Rent YoY: —
• Metro: Bluefield, WV-VA
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-01 Listed $124,900 MTCBOR