85 Ralph Barnes Ln · Fort Ashby, WV 26719

$84,900

2 bd · 1.0 ba · 1,008 sqft · SingleFamily · 40 Days on market

Built 1900 Poor condition 0.70 ac lot

---

Why this score? — see what drove the C 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 +23.0/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• Appreciation +5.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +1.0/5.0

Listing remarks

Opportunity in rural Fort Ashby, WV! Detached bungalow-style home situated in a quiet setting offering 2 bedrooms, 1 full bath, attached 1-car garage, unfinished basement, and upper-level bonus room/finished attic area. Property in need of significant repairs and updates and being sold strictly as-is. Seller will make no repairs. Per the local water department, water service is currently not able to be activated due to a reported plumbing issue within the property. Electric service is on; however, buyers should exercise caution and perform all inspections and due diligence prior to activation or use of utilities. Public records may reference the property address as Route 46; however, the ph

Key facts

• 0.7 acre lot
• Garage
• Built 1900

Property features AI

Exterior

• Parking: Attached side-entry garage (1 car)
• Utilities: Public water; Public septic; Electric service
• Home design: Detached property; Fee simple ownership
• Construction: Aluminum siding; Block foundation; Built year estimated
• Exterior features: Outside city limits; No tidal water on the lot; Above-grade living space present

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating; Oil fuel for heating; Window air conditioning units (electric)
• Interior features: Unfinished basement; Living room; Bonus room
• Laundry & utility: Hot water: Electric

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $151 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($934 rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#206 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: housing C-, schools D, employment D.
• Mineral County Schools (rural): math 26% / reading 34% proficiency, ranked #32 of 55 in WV (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 17 active listings in the ZIP; 64 units permitted in Mineral County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($587 loan paydown + $841 appreciation (1.0% local appreciation)).
• Mineral County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,353 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1900 — 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 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?
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: 1.10% ✓
• Cap rate: 8.42%
• Cash-on-cash: 7.61%
• DSCR: 1.34
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $202,608
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
64 S Old Mill Dr	0.51mi	2/1.0	1,008 (0%)	4mo	$176,000	$175	73
643 Dans Run Rd	0.19mi	3/2.0 (+1)	1,130 (+12%)	4mo	$227,000	$201	59

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

Projected returns pro-forma

0.99% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.2%
• Equity multiple: 1.47×
• Total profit: $11,165
• Equity at exit: $28,941

10-year hold

• IRR: 13.2%
• Equity multiple: 2.60×
• Total profit: $38,040
• Equity at exit: $38,427

Cash invested: $23,772 (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 26719

• Home prices YoY: 0.7%
• Active inventory: 17
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $934 medium
• Mortgage (P&I): −$445
• Tax est. 1.5%: −$106 /mo · $1,274/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $151

Break-even live

Break-even rent $743

Max offer price $84,900

Occupancy floor 79%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $84,900 Active 40 DOM
2. 2026-06-18
   days on market $84,900 Active 39 DOM
3. 2026-06-17
   days on market $84,900 Active 38 DOM
4. 2026-06-16
   days on market $84,900 Active 37 DOM
5. 2026-06-15
   days on market $84,900 Active 36 DOM
6. 2026-06-14
   days on market $84,900 Active 34 DOM
7. 2026-06-12
   pricedays on market $84,900 Active 33 DOM
8. 2026-06-09
   days on market $90,000 Active 30 DOM
9. 2026-06-08
   days on market $90,000 Active 29 DOM
10. 2026-06-07
    days on market $90,000 Active 28 DOM
11. 2026-06-03
    days on market $90,000 Active 24 DOM
12. 2026-06-02
    days on market $90,000 Active 23 DOM
13. 2026-06-01
    days on market $90,000 Active 22 DOM
14. 2026-05-31
    days on market $90,000 Active 21 DOM
15. 2026-05-30
    days on market $90,000 Active 20 DOM
16. 2026-05-10
    listed $90,000 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 ≥99°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,203
• − Mortgage interest: −$4,756
• − Property taxes: −$1,274
• − Insurance: −$424
• − Repairs & maintenance: −$896
• − Management: −$896
• − Depreciation: −$2,470
• Taxable income: $487
• Est. tax owed @ 24.0%: −$117
• After-tax cash flow: $1,693/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 · 13 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and updates to bring it up to modern standards, significantly improving its resale and rental value.

Repairs flagged

• Major Kitchen flooring — Severe wear and tear
• Major Kitchen cabinets — Outdated and peeling
• Major Bathroom fixtures — Dirty and outdated
• Major Exterior siding — Weathered and missing sections
• Major Windows — Dirty and missing screens

Value-add opportunities

• Resale New flooring in kitchen and living areas — Modern flooring improves aesthetics and value
• Resale New kitchen cabinets and countertops — Up-to-date kitchen enhances functionality and appeal
• Resale New bathroom fixtures and paint — Fresh bathroom improves functionality and value
• Resale New exterior siding and paint — Fresh exterior enhances curb appeal and value
• Resale New windows with screens — Improved aesthetics and functionality
• Both Landscaping and curb appeal — Enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen flooring · Severe wear and tear	Major	$15,000–50,000
Kitchen cabinets · Outdated and peeling	Major	$15,000–50,000
Bathroom fixtures · Dirty and outdated	Major	$15,000–50,000
Exterior siding · Weathered and missing sections	Major	$15,000–50,000
Windows · Dirty and missing screens	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Resale New flooring in kitchen and living areas — Modern flooring improves aesthetics and value ↑
• Resale New kitchen cabinets and countertops — Up-to-date kitchen enhances functionality and appeal ↑
• Resale New bathroom fixtures and paint — Fresh bathroom improves functionality and value ↑
• Resale New exterior siding and paint — Fresh exterior enhances curb appeal and value ↑
• Resale New windows with screens — Improved aesthetics and functionality ↑
• Both Landscaping and curb appeal — Enhances curb appeal and property 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: Mineral County Schools
• NCES district ID: 5400870
• Math proficiency: 26% ▼ -12.00%
• Reading proficiency: 34% ▼ -7.00%
• Median HH income: $36,161
• Composite: 24.85/100
• National rank: #7590
• State rank: #32 of 55 in WV

Livability — Fort Ashby

• Score: 61/100
• State rank: #206
• US rank: #18312

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Ashby, WV
• City population: 2,020
• Population (ZIP): 2,020

Population outlook (Mineral County) Hauer SSP2

• Today (2025): 25,357 people
• By 2030: 24,009 · -5.3%
• By 2040: 21,321 · -15.9%
• By 2050: 18,801 · -25.9%
• By 2075: 13,934 · -45.0%
• By 2100: 10,141 · -60.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Hispanic / Latino 1%
• Common ancestry: Lithuanian 3% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Mineral

• 2024 margin: Solid R (+60.2) · D 19.2% · R 79.4% · Other 1.4%
• 2008→2024 swing: -26.7pp toward R · 2008: -33.5pp · 2024: -60.2pp
• All cycles: 2024: R+60.2 2020: R+57.3 2016: R+60.8 2012: R+45.0 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.99%
• Current HPI: 152.6705
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-10 Listed $90,000 BRIGHT MLS