204 Rock House Rd · Bolt, WV 25865

$170,000

3 bd · 2.0 ba · 1,456 sqft · SingleFamily public records · 64 Days on market

Built 1976 0.38 ac lot Est $230k · 26% under $10/mo HOA · 1% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +11.3/30.0
• Appreciation +8.0/10.0
• DSCR +3.3/10.0
• Schools +3.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0

Listing remarks

Charming 3-bedroom, 2-bath built in 1976 offering a solid foundation with major updates already completed! Enjoy peace of mind with a new roof (approx. 2.5 years old), updated plumbing (2 years ago), and a hot water heater less than 1 year old. This home does need some cometic upgrades, making it a great opportunity to add your personal touch and build equity. Conveniently located close to town, the property features spacious yard perfect for gardening, outdoor actives, or play! Ideal for first-time buyers or investors looking for their next project. Only minutes to Lake Stephens for boating, swimming & waterpark fun! Don't miss this opportunity with big-ticket items already taken car

Key facts

• Spacious yard
• Hot water heater
• New roof

Tags

• NEW ROOF
• UPDATED PLUMBING
• HOT WATER HEATER
• SPACIOUS YARD

Property features AI

Exterior

• Parking: Asphalt parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; 1 story
• Construction: Vinyl siding
• Exterior features: Porch; Storm door(s)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Has heating
• Interior features: Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-61 ($-730/yr) — negative.
• To cash-flow at today's rent, offer at most $159k (6.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (28.5% below list).
• Recommended offer: $122k (28.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 53/100 on livability (#300 in WV) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing B; Watch: amenities F, commute F, health & safety F.
• Raleigh County Schools (rural): math 29% / reading 42% proficiency, ranked #14 of 55 in WV (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Fairdale Elementary School (math 27% / reading 42%, grade F, #148 of 377 statewide, top 49%, 418 students, 0% FRL); Trap Hill Middle School (math 28% / reading 43%, grade F, #32 of 109 statewide, top 29%, 376 students, 0% FRL); Liberty High School (math 22% / reading 37%, grade F, #69 of 110 statewide, top 71%, 512 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: 6 active listings in the ZIP; 41 units permitted in Raleigh County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($1k loan paydown + $10k appreciation (6.0% local appreciation)).
• Raleigh County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.0% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $41k; list at $170k implies a 317% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,633 (28.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 0.72% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.53%
• DSCR: 0.93
• GRM: 11.6

CMA / ARV

• ARV (on-the-fly): $230,048
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1332 Bolt Rd	0.59mi	3/2.0	1,568 (+8%)	10mo	$247,000	$158	51

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

Projected returns pro-forma

5.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.0%
• Equity multiple: 1.94×
• Total profit: $44,845
• Equity at exit: $106,563

10-year hold

• IRR: 14.4%
• Equity multiple: 3.83×
• Total profit: $134,863
• Equity at exit: $192,983

Cash invested: $47,600 (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 25865

• Home prices YoY: 2.5%
• Active inventory: 6
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,216 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$49 /mo · $593/yr
• Insurance: −$71
• HOA: −$10
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $-61

Break-even live

Break-even rent $1,293

Max offer price $159,254

Occupancy floor —

Sensitivity live

Price	-10% $35	-5% $-13	+0% $-61	+5% $-109	+10% $-157
Rent	-10% $-157	-5% $-109	+0% $-61	+5% $-13	+10% $35
Rate	-1.0pp $25	-0.5pp $-18	base $-61	+0.5pp $-105	+1.0pp $-150

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $10 · $120/yr
• Likely covers: water

Listing history 19 events

1. 2026-06-19
   days on market $170,000 Active 64 DOM
2. 2026-06-18
   days on market $170,000 Active 63 DOM
3. 2026-06-17
   days on market $170,000 Active 62 DOM
4. 2026-06-16
   days on market $170,000 Active 61 DOM
5. 2026-06-15
   days on market $170,000 Active 60 DOM
6. 2026-06-14
   days on market $170,000 Active 58 DOM
7. 2026-06-12
   remarks 695-char remark
8. 2026-06-12
   pricedays on market $170,000 Active 57 DOM
9. 2026-06-09
   days on market $175,000 Active 54 DOM
10. 2026-06-08
    days on market $175,000 Active 53 DOM
11. 2026-06-07
    days on market $175,000 Active 52 DOM
12. 2026-06-03
    days on market $175,000 Active 48 DOM
13. 2026-06-02
    days on market $175,000 Active 47 DOM
14. 2026-06-01
    days on market $175,000 Active 46 DOM
15. 2026-05-31
    days on market $175,000 Active 45 DOM
16. 2026-05-30
    days on market $175,000 Active 44 DOM
17. 2026-05-04
    price $175,000
18. 2026-04-16
    listed $180,000 Active
19. 1982-05-28
    soldstatus $40,767

ⓘ 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: $593 · $49/mo
• Projected year-2 tax: $1,003 · $84/mo
• Expected delta: +$410/yr (+$34/mo · 69.2%)

ⓘ 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 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,596
• − Mortgage interest: −$9,523
• − Property taxes: −$593
• − Insurance: −$850
• − Repairs & maintenance: −$1,168
• − Management: −$1,168
• − HOA: −$120
• − Depreciation: −$4,945
• Taxable loss: −$3,770
• Est. tax savings @ 24.0%: +$905
• After-tax cash flow: $175/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: Raleigh County Schools
• NCES district ID: 5401230
• Math proficiency: 29% ▼ -8.00%
• Reading proficiency: 42% ▼ -3.00%
• Median HH income: $39,828
• Composite: 29.74/100
• National rank: #6445
• State rank: #14 of 55 in WV

Livability — Bolt

• Score: 53/100
• State rank: #300
• US rank: #24365

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 53
• Population (ZIP): 1,431

Population outlook (Raleigh County) Hauer SSP2

• Today (2025): 73,505 people
• By 2030: 70,954 · -3.5%
• By 2040: 66,038 · -10.2%
• By 2050: 61,919 · -15.8%
• By 2075: 51,954 · -29.3%
• By 2100: 39,724 · -46.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Black 3%
• Common ancestry: Iranian 1% Romanian 1%

Political lean MEDSL · Raleigh

• 2024 margin: Solid R (+54.3) · D 22.0% · R 76.3% · Other 1.6%
• 2008→2024 swing: -28.5pp toward R · 2008: -25.9pp · 2024: -54.3pp
• All cycles: 2024: R+54.3 2020: R+50.4 2016: R+52.8 2012: R+44.6 2008: R+25.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.97%
• Current HPI: 249.69
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+329.3% since first listed

3 events — show timeline

• 2026-05-04 Price Changed $175,000 MTCBOR
• 2026-04-16 Listed $180,000 MTCBOR
• 1982-05-28 Sold (Public Records) $40,767 Public Records

Property tax history

+6.1%/yr

Latest (2025): $593 · +8.4% YoY. Source: county tax records.