66 Hobart St · Welch, WV 24801

$54,900

3 bd · 1.0 ba · 1,232 sqft · SingleFamily public records · 35 Days on market

Built 1935 Est $73k · 24% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Cash buyers or investors & acirc; & euro; & ldquo; this is a solid opportunity in an area with steady ATV tourism and rental potential. Located just minutes from the Hatfield McCoy trail system, this property could be a great candidate for a rental, flip, or trail lodging setup. ?? Property features: * Existing home structure on lot * Utilities available (buyer to verify) * Easy access to Welch and surrounding trailheads * Potential for short-term rental or ATV lodging ?? Please read: * Property is being sold as-is * Vacant * One window is boarded due to prior break-in * Seller has not occupied the property Serious inquiries only. Proof of funds required befo

Key facts

• Utilities available
• Built 1935
• Listed 34 days

Tags

• EXISTING HOME STRUCTURE
• UTILITIES AVAILABLE
• EASY ACCESS TO TRAILHEADS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $563 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $53k (3.0% 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: Sandy River Middle School (math 16% / reading 40%, grade F, #66 of 109 statewide, top 63%, 239 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 $380 of loan paydown is wiped out by about $882 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 $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $22k; list at $55k implies a 154% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $53,253 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.11% ✓
• Cap rate: 18.59%
• Cash-on-cash: 43.91%
• DSCR: 2.95
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $72,688
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
353 Stewart St	0.42mi	3/1.0	1,280 (+4%)	6mo	$75,000	$59	69
384 Stewart St	0.47mi	3/2.0	1,288 (+4%)	22mo	$34,900	$27	48

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

Projected returns pro-forma

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

5-year hold

• IRR: 42.9%
• Equity multiple: 2.97×
• Total profit: $30,208
• Equity at exit: $11,669

10-year hold

• IRR: 47.5%
• Equity multiple: 5.91×
• Total profit: $75,424
• Equity at exit: $10,951

Cash invested: $15,372 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,158 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$41 /mo · $497/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $563

Break-even live

Break-even rent $446

Max offer price $54,900

Occupancy floor 46%

Sensitivity live

Price	-10% $594	-5% $578	+0% $563	+5% $547	+10% $531
Rent	-10% $471	-5% $517	+0% $563	+5% $608	+10% $654
Rate	-1.0pp $590	-0.5pp $577	base $563	+0.5pp $548	+1.0pp $534

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-16
   days on market $54,900 Active 35 DOM
2. 2026-06-15
   days on market $54,900 Active 34 DOM
3. 2026-06-15
   days on market $54,900 Active 33 DOM
4. 2026-06-13
   days on market $54,900 Active 32 DOM
5. 2026-06-12
   days on market $54,900 Active 31 DOM
6. 2026-06-09
   days on market $54,900 Active 28 DOM
7. 2026-06-08
   days on market $54,900 Active 27 DOM
8. 2026-06-08
   days on market $54,900 Active 26 DOM
9. 2026-06-07
   days on market $54,900 Active 25 DOM
10. 2026-06-04
    days on market $54,900 Active 23 DOM
11. 2026-06-03
    days on market $54,900 Active 22 DOM
12. 2026-06-02
    days on market $54,900 Active 21 DOM
13. 2026-06-01
    days on market $54,900 Active 20 DOM
14. 2026-05-31
    days on market $54,900 Active 19 DOM
15. 2026-05-12
    listed $54,900 Active
16. 2023-08-07
    soldstatus $21,600

ⓘ 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: $497 · $41/mo
• Projected year-2 tax: $497 · $41/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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥96°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $13,895
• − Mortgage interest: −$3,075
• − Property taxes: −$497
• − Insurance: −$274
• − Repairs & maintenance: −$1,112
• − Management: −$1,112
• − Depreciation: −$1,597
• Taxable income: $6,228
• Est. tax owed @ 24.0%: −$1,495
• After-tax cash flow: $5,256/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

• Census place: Welch, WV
• 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

+154.2% since first listed

2 events — show timeline

• 2026-05-12 Listed $54,900 FSBO.com
• 2023-08-07 Sold (Public Records) $21,600 Public Records

Property tax history

+1.6%/yr

Latest (2025): $497 · +0.5% YoY. Source: county tax records.