50 Graley Rd · Racine, WV 25165

$5,900

3 bd · 1.0 ba · 896 sqft · SingleFamily public records · 4 Days on market

Built 1950 0.56 ac lot ↓ 41% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.2/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This . 56 acre lot would be ideal for someone looking to build a home, garage, or place a mobile home. The house is not livable and likely has no useful purpose.

Key facts

• 0.56 acre lot
• Built 1950
• Listed 4 days

Property features AI

Finance

• Financial info: Annual tax information available

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residential property
• Construction: Block and plaster construction
• Exterior features: Composition shingle roof

Interior

• Bedrooms: 5 total rooms
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating; Has cooling; Other heating type; Other cooling type
• Interior features: Hardwood flooring; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $6k.

Deal economics

• At list price, monthly cash flow is $667 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($895 rent vs $6k).

Location & tenants

• Location reads 64/100 on livability (#150 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment C-, amenities F, commute F.
• Boone County Schools (rural): math 26% / reading 36% proficiency, ranked #26 of 55 in WV (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sherman Elementary School (math 67% / reading 62%, grade B, #8 of 377 statewide, top 2%, 250 students, 0% FRL); Sherman Junior High School (math 24% / reading 41%, grade F, #43 of 109 statewide, top 41%, 251 students, 0% FRL); Sherman High School (math 17% / reading 32%, grade F, #91 of 110 statewide, top 85%, 339 students, 0% FRL) — zoned schools average 0% FRL vs 43% district-wide (43 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 2 active listings in the ZIP; 4 units permitted in Boone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $185 of equity ($41 loan paydown + $144 appreciation (2.4% local appreciation)).
• Boone County population projected at -34% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.4% appreciation + 3.0% rent growth), your $2k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 8→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $5,900

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 15.18% ✓
• Cap rate: 141.88%
• Cash-on-cash: 484.25%
• DSCR: 22.55
• GRM: 0.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.44% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 27.04×
• Total profit: $43,012
• Equity at exit: $2,470

10-year hold

• IRR: —
• Equity multiple: 57.81×
• Total profit: $93,851
• Equity at exit: $3,671

Cash invested: $1,652 (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 25165

• Home prices YoY: 2.0%
• Active inventory: 2
• Price-to-rent: 0.5×

Monthly cashflow live

• Estimated rent: $895 medium
• Mortgage (P&I): −$31
• Tax est. 1.5%: −$7 /mo · $88/yr
• Insurance: −$2
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $667

Break-even live

Break-even rent $52

Max offer price $5,900

Occupancy floor 21%

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: $1,475
• Closing costs: $177
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-18
   days on market $5,900 Active 4 DOM
2. 2026-06-17
   days on market $5,900 Active 3 DOM
3. 2026-06-16
   days on market $5,900 Active 2 DOM
4. 2026-06-15
   remarks 161-char remark
5. 2026-06-15
   listed $5,900 Active 1 DOM

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 8 d/yr ≥99°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 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: $10,746
• − Mortgage interest: −$330
• − Property taxes: −$88
• − Insurance: −$30
• − Repairs & maintenance: −$860
• − Management: −$860
• − Depreciation: −$172
• Taxable income: $8,406
• Est. tax owed @ 24.0%: −$2,017
• After-tax cash flow: $5,982/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: Boone County Schools
• NCES district ID: 5400090
• Math proficiency: 26% ▼ -10.00%
• Reading proficiency: 36% ▼ -7.00%
• Median HH income: $39,554
• Composite: 26.0/100
• National rank: #7318
• State rank: #26 of 55 in WV

Livability — Racine

• Score: 64/100
• State rank: #150
• US rank: #14647

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Racine, WV
• Population (ZIP): 775

Population outlook (Boone County) Hauer SSP2

• Today (2025): 20,544 people
• By 2030: 19,019 · -7.4%
• By 2040: 16,026 · -22.0%
• By 2050: 13,482 · -34.4%
• By 2075: 8,854 · -56.9%
• By 2100: 6,046 · -70.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 5%
• Common ancestry: Serbian 8% Iranian 1%

Political lean MEDSL · Boone

• 2024 margin: Solid R (+57.4) · D 20.1% · R 77.5% · Other 2.3%
• 2008→2024 swing: -68.1pp toward R · 2008: 10.7pp · 2024: -57.4pp
• All cycles: 2024: R+57.4 2020: R+53.0 2016: R+54.3 2012: R+31.3 2008: D+10.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.44%
• Current HPI: 122.8379
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-41.0% since first listed

5 events — show timeline

• 2026-06-14 Listed $5,900 KVBOR
• 2026-04-22 Price Changed $6,497 KVBOR
• 2025-11-20 Price Changed $7,997 KVBOR
• 2025-11-03 Listed $9,997 KVBOR
• 2025-03-13 Listed $9,997 KVBOR

Property tax history

+5.8%/yr

Latest (2025): $503 · +110.2% YoY. Source: county tax records.