400 Edmore Village Rd · Welch, WV 24801

$89,000

3 bd · 2.0 ba · 960 sqft · SingleFamily · 271 Days on market

Built 1999 1.00 ac lot ↓ 5% since listing

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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 +24.1/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Appreciation +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks

Lovely three-bedroom Double-Wide in excellent condition. Large kitchen, three bedrooms and two full baths. Sits on a level lot, with front and back fenced yards. Covered deck on the front and back. Large detached heated garage with attic storage.

Key facts

• Covered deck
• Attic storage
• Level lot

Tags

• LEVEL LOT
• FENCED YARDS
• COVERED DECK
• DETACHED HEATED GARAGE
• ATTIC STORAGE

Property features AI

Finance

• Other: Approximately 1 acre lot

Exterior

• Parking: 2 parking spaces (2 covered); 2-car garage; Heated garage; Asphalt parking surface; Also has open parking
• Utilities: Public water; Public sewer
• Home design: Double-wide mobile home (residential); Level lot; Facing information not provided
• Construction: Vinyl siding; Metal roof; No basement
• Exterior features: Garden; Deck; Covered rear porch; Porch; Fenced yard; Shed(s); Has a view

Interior

• Kitchen: Cooktop; Refrigerator; Electric water heater
• Bedrooms: 3 main-level bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas forced-air heating; Central air; Ceiling fans for supplemental cooling
• Interior features: Walk-in closets; Eat-in kitchen; High ceilings; Ceiling fans; Window coverings and drapes
• Laundry & utility: Washer; Dryer; Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $175 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#126 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: amenities F, commute F, employment F.
• Mcdowell County Schools (rural): math 14% / reading 28% proficiency, ranked #55 of 55 in WV (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Welch Elementary School (math 12% / reading 17%, grade F, #370 of 377 statewide, top 99%, 220 students, 0% FRL) — zoned schools average 0% FRL vs 70% district-wide (70 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 12 active listings in the ZIP; 7 units permitted in McDowell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.6%/yr); year-one equity from $615 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• McDowell County population projected at -48% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.6% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 271 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $6k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 271 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.12% ✓
• Cap rate: 8.66%
• Cash-on-cash: 8.44%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.61% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.0%
• Equity multiple: 1.08×
• Total profit: $2,067
• Equity at exit: $18,917

10-year hold

• IRR: 9.3%
• Equity multiple: 1.85×
• Total profit: $21,070
• Equity at exit: $17,752

Cash invested: $24,920 (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 24801

• Home prices YoY: -1.8%
• Active inventory: 12
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,335/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $175

Break-even live

Break-even rent $779

Max offer price $89,000

Occupancy floor 77%

Sensitivity live

Price	-10% $237	-5% $206	+0% $175	+5% $145	+10% $114
Rent	-10% $96	-5% $136	+0% $175	+5% $215	+10% $254
Rate	-1.0pp $220	-0.5pp $198	base $175	+0.5pp $152	+1.0pp $129

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $89,000 Active 271 DOM
2. 2026-06-18
   days on market $89,000 Active 269 DOM
3. 2026-06-17
   days on market $89,000 Active 268 DOM
4. 2026-06-16
   days on market $89,000 Active 267 DOM
5. 2026-06-15
   days on market $89,000 Active 266 DOM
6. 2026-06-15
   days on market $89,000 Active 265 DOM
7. 2026-06-13
   days on market $89,000 Active 264 DOM
8. 2026-06-12
   days on market $89,000 Active 263 DOM
9. 2026-06-09
   days on market $89,000 Active 260 DOM
10. 2026-06-08
    days on market $89,000 Active 259 DOM
11. 2026-06-08
    days on market $89,000 Active 258 DOM
12. 2026-06-07
    days on market $89,000 Active 257 DOM
13. 2026-06-04
    days on market $89,000 Active 255 DOM
14. 2026-06-03
    days on market $89,000 Active 254 DOM
15. 2026-06-02
    days on market $89,000 Active 253 DOM
16. 2026-06-01
    days on market $89,000 Active 252 DOM
17. 2026-05-31
    days on market $89,000 Active 251 DOM
18. 2026-03-23
    status Active
19. 2025-12-05
    price $90,000
20. 2025-09-18
    listed $95,000 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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $12,006
• − Mortgage interest: −$4,985
• − Property taxes: −$1,335
• − Insurance: −$445
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$2,589
• Taxable income: $730
• Est. tax owed @ 24.0%: −$175
• After-tax cash flow: $1,928/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: Mcdowell County Schools
• NCES district ID: 5400810
• Math proficiency: 14% ▼ -8.00%
• Reading proficiency: 28% ▼ -6.00%
• Median HH income: $23,725
• Composite: 16.18/100
• National rank: #9229
• State rank: #55 of 55 in WV

Livability — Welch

• Score: 65/100
• State rank: #126
• US rank: #13064

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

• City population: 5,107
• Population (ZIP): 5,107

Population outlook (McDowell County) Hauer SSP2

• Today (2025): 15,405 people
• By 2030: 13,475 · -12.5%
• By 2040: 10,266 · -33.4%
• By 2050: 7,970 · -48.3%
• By 2075: 5,023 · -67.4%
• By 2100: 3,714 · -75.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 20% Hispanic / Latino 6%
• Common ancestry: Iranian 5% Italian 4%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · McDowell

• 2024 margin: Solid R (+60.4) · D 19.1% · R 79.5% · Other 1.5%
• 2008→2024 swing: -68.9pp toward R · 2008: 8.5pp · 2024: -60.4pp
• All cycles: 2024: R+60.4 2020: R+58.5 2016: R+51.5 2012: R+30.1 2008: D+8.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.61%
• Current HPI: 88.0247
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-5.3% since first listed

3 events — show timeline

• 2026-03-23 Relisted — BBOR
• 2025-12-05 Price Changed $90,000 BBOR
• 2025-09-18 Listed $95,000 BBOR