257 Lighthouse Way · Big Chimney, WV 25071

$75,000

2 bd · 2.0 ba · 1,104 sqft · SingleFamily · 28 Days on market

Built 1943 Poor condition 7,405 sqft lot Est $84k · 11% 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 +28.7/30.0
• ARV discount +12.3/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +1.5/5.0
• Appreciation +0.0/10.0

Listing remarks

2 bedroom house on a double lot conveniently located in Big Chimney along bus route. Would make an excellent addition to any rental portfolio. Home is being sold "as is" and would be best suited for cash buyers/investors.

Key facts

• Double lot
• Along bus route
• Conveniently located

Tags

• DOUBLE LOT
• CONVENIENTLY LOCATED
• ALONG BUS ROUTE

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residential property
• Construction: Aluminum siding and block construction
• Exterior features: Patio; Fenced yard; Composition shingle roof

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Insulated windows; Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $75k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $249 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($972 rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#160 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, employment D-.
• Kanawha County Schools (suburban): math 29% / reading 40% proficiency, ranked #17 of 55 in WV (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Pinch Elementary School (math 42% / reading 47%, grade F, #71 of 377 statewide, top 22%, 321 students, 0% FRL); Elkview Middle School (math 26% / reading 42%, grade F, #36 of 109 statewide, top 35%, 613 students, 0% FRL); Herbert Hoover High School (math 37% / reading 62%, grade D, #7 of 110 statewide, top 6%, 789 students, 0% FRL) — zoned schools average 0% FRL vs 46% district-wide (46 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 38 active listings in the ZIP; 103 units permitted in Kanawha County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Kanawha County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $73,875 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1943 — 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 D-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: 1.30% ✓
• Cap rate: 10.28%
• Cash-on-cash: 14.25%
• DSCR: 1.63
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $83,904
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4208 Crede Dr	0.22mi	2/2.0	958 (-13%)	11mo	$72,500	$76	59

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

Projected returns pro-forma

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

5-year hold

• IRR: 4.6%
• Equity multiple: 1.18×
• Total profit: $3,741
• Equity at exit: $11,183

10-year hold

• IRR: 14.1%
• Equity multiple: 2.13×
• Total profit: $23,765
• Equity at exit: $6,485

Cash invested: $21,000 (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 25071

• Home prices YoY: -27.1%
• Active inventory: 38
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $972 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $249

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 69%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $75,000 Active 28 DOM
2. 2026-06-18
   days on market $75,000 Active 27 DOM
3. 2026-06-17
   days on market $75,000 Active 26 DOM
4. 2026-06-16
   days on market $75,000 Active 25 DOM
5. 2026-06-15
   days on market $75,000 Active 24 DOM
6. 2026-06-14
   days on market $75,000 Active 22 DOM
7. 2026-06-12
   days on market $75,000 Active 21 DOM
8. 2026-06-09
   days on market $75,000 Active 18 DOM
9. 2026-06-08
   days on market $75,000 Active 17 DOM
10. 2026-06-07
    days on market $75,000 Active 16 DOM
11. 2026-06-05
    days on market $75,000 Active 13 DOM
12. 2026-06-03
    days on market $75,000 Active 12 DOM
13. 2026-06-02
    days on market $75,000 Active 11 DOM
14. 2026-06-01
    days on market $75,000 Active 10 DOM
15. 2026-05-31
    days on market $75,000 Active 9 DOM
16. 2026-05-30
    days on market $75,000 Active 8 DOM
17. 2026-05-22
    listed $75,000 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 21 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: $11,660
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$933
• − Management: −$933
• − Depreciation: −$2,182
• Taxable income: $1,912
• Est. tax owed @ 24.0%: −$459
• After-tax cash flow: $2,533/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 · 12 photos

Poor 30/100 Extensive rehab

This property requires extensive repairs and updates to improve its condition and value. Immediate attention to the exterior, landscaping, and interior maintenance is recommended.

Repairs flagged

• Major Steps — Severe damage and peeling paint
• Major Exterior paint — Peeling and damaged
• Major Landscaping — Overgrown and unkempt
• Major Shed — Rusted and in poor condition

Value-add opportunities

• Resale Paint and exterior repairs — Fresh paint and repairs will improve the home's curb appeal and overall condition
• Resale Landscaping and curb appeal improvements — A well-maintained yard and curb appeal will attract potential buyers
• Both Kitchen and bathroom updates — Modernizing these spaces will increase both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Steps · Severe damage and peeling paint	Major	$15,000–50,000
Exterior paint · Peeling and damaged	Major	$15,000–50,000
Landscaping · Overgrown and unkempt	Major	$15,000–50,000
Shed · Rusted and in poor condition	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale Paint and exterior repairs — Fresh paint and repairs will improve the home's curb appeal and overall condition ↑
• Resale Landscaping and curb appeal improvements — A well-maintained yard and curb appeal will attract potential buyers ↑
• Both Kitchen and bathroom updates — Modernizing these spaces will increase both resale and rental 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: Kanawha County Schools
• NCES district ID: 5400600
• Math proficiency: 29% ▼ -13.00%
• Reading proficiency: 40% ▼ -7.00%
• Median HH income: $44,329
• Composite: 29.35/100
• National rank: #6540
• State rank: #17 of 55 in WV

Livability — Big Chimney

• Score: 63/100
• State rank: #160
• US rank: #15229

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Big Chimney, WV
• Population (ZIP): 11,243

Population outlook (Kanawha County) Hauer SSP2

• Today (2025): 178,946 people
• By 2030: 172,906 · -3.4%
• By 2040: 159,874 · -10.7%
• By 2050: 148,148 · -17.2%
• By 2075: 123,257 · -31.1%
• By 2100: 96,454 · -46.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Serbian 3% Slovak 2% Romanian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · German/W. Germanic 1%

Political lean MEDSL · Kanawha

• 2024 margin: R (+17.4) · D 40.2% · R 57.6% · Other 2.2%
• 2008→2024 swing: -17.0pp toward R · 2008: -0.4pp · 2024: -17.4pp
• All cycles: 2024: R+17.4 2020: R+14.7 2016: R+20.6 2012: R+11.9 2008: R+0.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -69.64%
• Current HPI: 187.2213
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-22 Listed $75,000 KVBOR