25170 Seneca Trl · Valley Head, WV 26294

$54,000

3 bd · 1.0 ba · 1,632 sqft · SingleFamily · 205 Days on market

Built 1947 Fair condition 0.28 ac lot ↓ 33% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.2/5.0

Listing remarks MLS

Looking for a fixer upper close to Snowshoe? This two story house is located on the main street in Valley Head! Perfect for someone not afraid to put some work into a home to be used as a main home or an Airbnb!

Key facts

• 0.28 acre lot
• Built 1947
• Listed 205 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $54k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $459 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $54k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#227 in WV) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing C-, health & safety C-, schools F.
• Randolph County Schools (town): math 24% / reading 35% proficiency, ranked #33 of 55 in WV (top 60%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 6 active listings in the ZIP; 3 units permitted in Randolph County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $665 of equity ($373 loan paydown + $292 appreciation (0.5% local appreciation)).
• Randolph County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.5% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 205 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $47,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 205 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 2.11% ✓
• Cap rate: 17.96%
• Cash-on-cash: 41.69%
• DSCR: 2.85
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.2%
• Equity multiple: 2.92×
• Total profit: $29,088
• Equity at exit: $17,158

10-year hold

• IRR: 40.8%
• Equity multiple: 5.75×
• Total profit: $71,881
• Equity at exit: $21,845

Cash invested: $15,120 (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 26294

• Home prices YoY: 0.4%
• Active inventory: 6
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,137 medium
• Mortgage (P&I): −$283
• Tax est. 1.5%: −$68 /mo · $810/yr
• Insurance: −$22
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $459

Break-even live

Break-even rent $557

Max offer price $54,000

Occupancy floor 55%

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: $13,500
• Closing costs: $1,620
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $54,000 Active 205 DOM
2. 2026-06-17
   days on market $54,000 Active 204 DOM
3. 2026-06-16
   days on market $54,000 Active 203 DOM
4. 2026-06-16
   price $54,000 Active 202 DOM
5. 2026-06-15
   days on market $59,000 Active 202 DOM
6. 2026-06-15
   days on market $59,000 Active 201 DOM
7. 2026-06-13
   days on market $59,000 Active 200 DOM
8. 2026-06-12
   days on market $59,000 Active 199 DOM
9. 2026-06-09
   days on market $59,000 Active 196 DOM
10. 2026-06-08
    days on market $59,000 Active 195 DOM
11. 2026-06-08
    days on market $59,000 Active 194 DOM
12. 2026-06-07
    days on market $59,000 Active 193 DOM
13. 2026-06-04
    days on market $59,000 Active 191 DOM
14. 2026-06-03
    days on market $59,000 Active 190 DOM
15. 2026-06-02
    days on market $59,000 Active 189 DOM
16. 2026-06-01
    days on market $59,000 Active 188 DOM
17. 2026-05-31
    days on market $59,000 Active 187 DOM
18. 2026-04-30
    price $59,000 211-char remark

    Show marketing remark (211 chars)

    Looking for a fixer upper close to Snowshoe? This two story house is located on the main street in Valley Head! Perfect for someone not afraid to put some work into a home to be used as a main home or an Airbnb!

19. 2026-02-09
    price $67,000 211-char remark

    Show marketing remark (211 chars)

    Looking for a fixer upper close to Snowshoe? This two story house is located on the main street in Valley Head! Perfect for someone not afraid to put some work into a home to be used as a main home or an Airbnb!

20. 2026-01-13
    price $73,700 211-char remark

    Show marketing remark (211 chars)

    Looking for a fixer upper close to Snowshoe? This two story house is located on the main street in Valley Head! Perfect for someone not afraid to put some work into a home to be used as a main home or an Airbnb!

21. 2025-12-15
    price $83,700 211-char remark

    Show marketing remark (211 chars)

    Looking for a fixer upper close to Snowshoe? This two story house is located on the main street in Valley Head! Perfect for someone not afraid to put some work into a home to be used as a main home or an Airbnb!

22. 2025-11-25
    listed $88,700 Active 211-char remark

    Show marketing remark (211 chars)

    Looking for a fixer upper close to Snowshoe? This two story house is located on the main street in Valley Head! Perfect for someone not afraid to put some work into a home to be used as a main home or an Airbnb!

ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥87°F today · 23 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: $13,647
• − Mortgage interest: −$3,025
• − Property taxes: −$810
• − Insurance: −$1,068
• − Repairs & maintenance: −$1,092
• − Management: −$1,092
• − Depreciation: −$1,571
• Taxable income: $4,990
• Est. tax owed @ 24.0%: −$1,198
• After-tax cash flow: $4,308/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.

Condition & rehab AI · 1 photo

Fair 45/100 Moderate rehab

This two-story fixer-upper requires significant exterior and interior repairs, but has potential for substantial value increase with updates.

Repairs flagged

• Major siding — Severe weathering and peeling
• Major paint — Significant chipping and wear
• Major windows — Old, possibly single-pane windows
• Major HVAC/mechanicals — No visible systems, likely outdated

Value-add opportunities

• Resale new siding — Enhances curb appeal and durability
• Resale new paint — Fresh paint improves appearance and value
• Resale new windows — Modern windows improve energy efficiency and value
• Both HVAC upgrade — Modern HVAC system boosts comfort and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Severe weathering and peeling	Major	$15,000–50,000
paint · Significant chipping and wear	Major	$15,000–50,000
windows · Old, possibly single-pane windows	Major	$15,000–50,000
HVAC/mechanicals · No visible systems, likely outdated	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale new siding — Enhances curb appeal and durability ↑
• Resale new paint — Fresh paint improves appearance and value ↑
• Resale new windows — Modern windows improve energy efficiency and value ↑
• Both HVAC upgrade — Modern HVAC system boosts comfort and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Randolph County Schools
• NCES district ID: 5401260
• Math proficiency: 24% ▼ -5.00%
• Reading proficiency: 35% ▼ -2.00%
• Median HH income: $37,907
• Composite: 24.6/100
• National rank: #7633
• State rank: #33 of 55 in WV

Livability — Valley Head

• Score: 59/100
• State rank: #227
• US rank: #19926

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Valley Head, WV
• Population (ZIP): 335

Population outlook (Randolph County) Hauer SSP2

• Today (2025): 28,286 people
• By 2030: 27,558 · -2.6%
• By 2040: 25,970 · -8.2%
• By 2050: 24,529 · -13.3%
• By 2075: 21,645 · -23.5%
• By 2100: 17,349 · -38.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 5%
• Common ancestry: Iranian 8%

Political lean MEDSL · Randolph

• 2024 margin: Solid R (+46.1) · D 25.9% · R 72.1% · Other 2.0%
• 2008→2024 swing: -32.1pp toward R · 2008: -14.0pp · 2024: -46.1pp
• All cycles: 2024: R+46.1 2020: R+43.5 2016: R+44.9 2012: R+29.1 2008: R+14.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.54%
• Current HPI: 152.7736
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-33.5% since first listed

5 events — show timeline

• 2026-04-30 Price Changed $59,000 NCWVREIN
• 2026-02-09 Price Changed $67,000 NCWVREIN
• 2026-01-13 Price Changed $73,700 NCWVREIN
• 2025-12-15 Price Changed $83,700 NCWVREIN
• 2025-11-25 Listed $88,700 NCWVREIN