1106 James St · Bluefield, WV 24701

$165,000

4 bd · 1.5 ba · 1,991 sqft · SingleFamily public records · 49 Days on market

Built 1940 0.27 ac lot Est $173k · at est.

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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 +12.9/30.0
• ARV discount +9.6/15.0
• Appreciation +6.7/10.0
• DSCR +3.9/10.0
• Livability +2.8/5.0
• 1% rule +2.7/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Motivated Seller! Welcome to this spacious 4 bedroom, 1.5 bath home full of potential. Home features a functional layout with large bedrooms, and plenty of space for a growing family, first time home buyer or investor. The large yard provides room for outdoor enjoyment, gardening, and off street parking. This property offers the perfect opportunity for buyers to add their personal touch.

Key facts

• Off street parking
• Large yard
• Functional layout

Tags

• FUNCTIONAL LAYOUT
• LARGE YARD
• OFF STREET PARKING

Property features AI

Finance

• Other: Residential property in Bluefield; Directions provided to property

Exterior

• Utilities: Public water; Septic tank sewer
• Home design: Single-family residence; 2 stories
• Construction: Vinyl siding construction
• Exterior features: Vinyl siding; Lot approximately 0.27 acres

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Full unfinished basement; Storm door(s)

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-13 ($-152/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (1.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $127k (23.0% below list).
• Recommended offer: $127k (23.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#265 in WV) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D+, amenities F, commute 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: Bluefield Primary School (346 students, 0% FRL); Bluefield Middle School (math 21% / reading 35%, grade F, #66 of 109 statewide, top 63%, 467 students, 0% FRL); Bluefield High School (math 22% / reading 47%, grade F, #42 of 110 statewide, top 47%, 608 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: 49 active listings in the ZIP; 4 units permitted in Mercer County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($50k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.4% local appreciation)).
• Mercer County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.4% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k 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 ($160k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $64k; list at $165k implies a 157% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,980 (23.0% 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 23% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
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: 0.77% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.33%
• DSCR: 0.99
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $173,217
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1020 James St	0.08mi	4/2.0	1,933 (-3%)	13mo	$190,000	$98	78
1234 Larchmont Ave	0.15mi	3/2.0 (-1)	2,044 (+3%)	17mo	$160,000	$78	67
1231 Augusta St	0.34mi	3/1.5 (-1)	1,943 (-2%)	13mo	$199,000	$102	65
1300 Whitethorn St	0.27mi	3/1.5 (-1)	2,039 (+2%)	18mo	$175,000	$86	63
901 Augusta St	0.37mi	4/2.0	2,031 (+2%)	23mo	$142,000	$70	58
1416 College Ave	0.48mi	4/1.5	1,852 (-7%)	17mo	$170,000	$92	52
1315 Augusta St	0.39mi	3/2.0 (-1)	1,828 (-8%)	13mo	$160,000	$88	50
870 Shenandoah Ave	0.21mi	3/2.0 (-1)	1,704 (-14%)	16mo	$134,000	$79	46
1709 College Ave	0.62mi	3/2.0 (-1)	1,824 (-8%)	12mo	$159,400	$87	40
692 West Cumberland Rd	0.23mi	3/2.0 (-1)	2,287 (+15%)	22mo	$225,000	$98	39
912 Augusta St	0.39mi	3/2.0 (-1)	1,776 (-11%)	22mo	$147,500	$83	38
420 Albemarle	0.60mi	3/2.0 (-1)	2,154 (+8%)	19mo	$160,700	$75	36

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

Projected returns pro-forma

3.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.4%
• Equity multiple: 1.49×
• Total profit: $22,746
• Equity at exit: $78,161

10-year hold

• IRR: 10.7%
• Equity multiple: 2.68×
• Total profit: $77,506
• Equity at exit: $123,637

Cash invested: $46,200 (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 24701

• Home prices YoY: 1.6%
• Active inventory: 49
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,270 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$82 /mo · $981/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $-13

Break-even live

Break-even rent $1,286

Max offer price $162,768

Occupancy floor 96%

Sensitivity live

Price	-10% $81	-5% $34	+0% $-13	+5% $-59	+10% $-106
Rent	-10% $-113	-5% $-63	+0% $-13	+5% $38	+10% $88
Rate	-1.0pp $70	-0.5pp $29	base $-13	+0.5pp $-55	+1.0pp $-99

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-22
   days on market $165,000 Active 49 DOM
2. 2026-06-19
   days on market $165,000 Active 46 DOM
3. 2026-06-18
   days on market $165,000 Active 45 DOM
4. 2026-06-17
   days on market $165,000 Active 44 DOM
5. 2026-06-16
   days on market $165,000 Active 43 DOM
6. 2026-06-15
   days on market $165,000 Active 42 DOM
7. 2026-06-14
   days on market $165,000 Active 40 DOM
8. 2026-06-12
   days on market $165,000 Active 39 DOM
9. 2026-06-09
   days on market $165,000 Active 36 DOM
10. 2026-06-08
    days on market $165,000 Active 35 DOM
11. 2026-06-07
    days on market $165,000 Active 34 DOM
12. 2026-06-05
    days on market $165,000 Active 31 DOM
13. 2026-06-02
    days on market $165,000 Active 29 DOM
14. 2026-06-01
    days on market $165,000 Active 28 DOM
15. 2026-05-31
    days on market $165,000 Active 27 DOM
16. 2026-05-30
    days on market $165,000 Active 26 DOM
17. 2026-05-19
    price $165,000
18. 2026-05-04
    listed $185,000 Active
19. 2004-02-05
    soldstatus $64,188

ⓘ 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: $981 · $82/mo
• Projected year-2 tax: $981 · $82/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥90°F today · 24 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: $15,238
• − Mortgage interest: −$9,243
• − Property taxes: −$981
• − Insurance: −$825
• − Repairs & maintenance: −$1,219
• − Management: −$1,219
• − Depreciation: −$4,800
• Taxable loss: −$3,049
• Est. tax savings @ 24.0%: +$732
• After-tax cash flow: $580/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 — Bluefield

• Score: 56/100
• State rank: #265
• US rank: #22470

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bluefield, WV
• County: Mercer County · 33,615 people
• City population: 17,117
• Metro: Bluefield, WV-VA
• Population (ZIP): 17,117
• Household income: $50,455
• Rent vs Own: 31.5% rent · 68.5% own
• Severe rent burden: 302.0

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 (82%)
• Race & ethnicity: White 82% Black 9% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Serbian 1% Danish 1%
• Foreign-born: 1%
• Languages at home: 96% English-only · Spanish 3%

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: ▲ 3.42%
• Current HPI: 215.9682
• Rent YoY: —
• Metro: Bluefield, WV-VA
• State GDP YoY: —
• F500 in state: 0

Price history

+157.1% since first listed

3 events — show timeline

• 2026-05-19 Price Changed $165,000 MTCBOR
• 2026-05-04 Listed $185,000 MTCBOR
• 2004-02-05 Sold (Public Records) $64,188 Public Records

Property tax history

+3.2%/yr

Latest (2025): $981 · +8.7% YoY. Source: county tax records.