1809 Dearborn Ave · Bluefield, WV 24701

$84,000

2 bd · 2.0 ba · 1,496 sqft · SingleFamily public records · 24 Days on market

Built 1925 5,227 sqft lot Est $106k · 21% 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 +23.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• Appreciation +6.7/10.0
• 1% rule +5.3/10.0
• Livability +2.8/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome home to this cute little 2 bedroom spacious home. There are some extra rooms that could possibly be a 3rd bedroom. All on one level and sitting on a flat lot, this home has plenty of room for everybody. Outside has a patio with a gazebo for all of your entertaining right off of the kitchen! With a little cosmetic work this could be the perfect house for you. Come and see it before it's gone!

Key facts

• Extra rooms
• Gazebo
• Flat lot

Tags

• FLAT LOT
• PATIO
• GAZEBO
• EXTRA ROOMS

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Single-story
• Construction: Vinyl siding
• Exterior features: Storm door(s)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Full basement with exterior entry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $99 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($862 rent vs $84k).
• Recommended offer: $83k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 5.2% in Bluefield — 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 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+, schools F, amenities 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.
• Market conditions: 52 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 4 units permitted in Mercer County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($581 loan paydown + $3k 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 $24k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, 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 24 days — a 2% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $55k; list at $84k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,740 (1.5% below list)

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
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: 1.03% ✓
• Cap rate: 8.50%
• Cash-on-cash: 7.88%
• DSCR: 1.35
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $106,216
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
908 Shenandoah Ave	0.23mi	2/2.0	1,557 (+4%)	15mo	$145,000	$93	70
901 Frederick St	0.16mi	3/1.0 (+1)	1,420 (-5%)	16mo	$100,000	$70	61
901 Pearl St Ext	0.35mi	3/2.0 (+1)	1,439 (-4%)	20mo	$85,000	$59	56
1217 Augusta St	0.17mi	3/2.0 (+1)	1,680 (+12%)	20mo	$120,000	$71	50
870 Shenandoah Ave	0.24mi	3/2.0 (+1)	1,704 (+14%)	16mo	$134,000	$79	48
2320 Rose St	0.69mi	2/2.5	1,468 (-2%)	22mo	$61,000	$42	44
1104 W Cumberland Rd	0.40mi	3/2.0 (+1)	1,272 (-15%)	15mo	$138,000	$108	39

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: 13.3%
• Equity multiple: 1.78×
• Total profit: $18,332
• Equity at exit: $39,791

10-year hold

• IRR: 15.0%
• Equity multiple: 3.30×
• Total profit: $54,151
• Equity at exit: $62,942

Cash invested: $23,520 (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: 52
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $862 medium
• Mortgage (P&I): −$441
• Tax from tax record: −$51 /mo · $612/yr
• Insurance: −$35
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $99

Break-even live

Break-even rent $737

Max offer price $84,000

Occupancy floor 84%

Sensitivity live

Price	-10% $146	-5% $123	+0% $99	+5% $75	+10% $51
Rent	-10% $31	-5% $65	+0% $99	+5% $133	+10% $167
Rate	-1.0pp $141	-0.5pp $120	base $99	+0.5pp $77	+1.0pp $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: $21,000
• Closing costs: $2,520
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
327 Frederick St Bluefield, WV	2.0	1.0	1100	$775	$0.70	44d	1	0.46mi
205 Monroe St Bluefield, WV	2.0	1.0	1200	$750	$0.62	44d	1	1.34mi

Listing history 6 events

1. 2026-06-02
   days on market $84,000 Active 24 DOM
2. 2026-06-01
   days on market $84,000 Active 23 DOM
3. 2026-05-31
   days on market $84,000 Active 22 DOM
4. 2026-05-30
   days on market $84,000 Active 21 DOM
5. 2026-05-09
   listed $84,000 Active
6. 1998-11-18
   soldstatus $55,000

ⓘ 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: $612 · $51/mo
• Projected year-2 tax: $612 · $51/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 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $10,344
• − Mortgage interest: −$4,705
• − Property taxes: −$612
• − Insurance: −$1,086
• − Repairs & maintenance: −$828
• − Management: −$828
• − Depreciation: −$2,444
• Taxable loss: −$159
• Est. tax savings @ 24.0%: +$38
• After-tax cash flow: $1,225/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

+52.7% since first listed

2 events — show timeline

• 2026-05-09 Listed $84,000 MTCBOR
• 1998-11-18 Sold (Public Records) $55,000 Public Records

Property tax history

+0.8%/yr

Latest (2025): $612 · +8.6% YoY. Source: county tax records.