180 Old Pemberton Rd · MacArthur, WV 25801

$135,000

3 bd · 1.0 ba · 900 sqft · SingleFamily public records · 48 Days on market

Built 1955 5,662 sqft lot Est $95k · 42% over

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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 +20.7/30.0
• DSCR +6.6/10.0
• 1% rule +4.3/10.0
• Rent growth +3.6/5.0
• Schools +3.0/10.0
• Livability +2.7/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Charming home with 4 bedrooms only $135,000! This home has so much to offer from the newer roof & hvac, hardwood floors, laundry on the main level, a bonus room or 4th bedroom upstairs, along with a completly fenced in yard. It is conveniently situated close to Interstates 77 & 64, the VA Hospital, & all other conveniences such as shopping, grocery stores, restaurants, & gas stations.

Key facts

• Newer roof
• Bonus room
• Hardwood floors

Tags

• NEWER ROOF
• HARDWOOD FLOORS
• LAUNDRY ON THE MAIN LEVEL
• BONUS ROOM
• COMPLETELY FENCED IN YARD

Property features AI

Exterior

• Parking: Open parking; No garage; Gravel parking area
• Utilities: Public water; Public sewer
• Home design: Residential property; One-and-a-half stories; Vinyl siding; Has a view
• Construction: Vinyl siding construction; Metal roof
• Exterior features: Covered porch; Garden; Fenced yard; Metal roof; Level lot

Interior

• Kitchen: Cooktop; Refrigerator
• Bedrooms: 3 main-level bedrooms
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Electric water heater; Cooktop; Refrigerator; Garden view; 7 total rooms
• Laundry & utility: Main-level laundry with washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (7.4% below list).
• Recommended offer: $125k (7.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 54/100 on livability (#296 in WV) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing B; Watch: amenities F, commute F, employment 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: Mabscott Elementary (math 22% / reading 27%, grade F, #287 of 377 statewide, top 85%, 222 students, 0% FRL); Park Middle School (math 40% / reading 49%, grade D, #10 of 109 statewide, top 8%, 394 students, 0% FRL); Woodrow Wilson High School (math 24% / reading 56%, grade F, #20 of 110 statewide, top 17%, 1,330 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: Rents rising fast (+4.2%/yr); 112 active listings in the ZIP; 41 units permitted in Raleigh County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Raleigh County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,043 (7.4% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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 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. 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?
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: 0.93% ✗
• Cap rate: 7.92%
• Cash-on-cash: 5.80%
• DSCR: 1.26
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $95,400
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 Carl Jones Dr	0.17mi	2/1.0 (-1)	838 (-7%)	6mo	$102,000	$122	70
124 Walker Ave	0.23mi	2/1.5 (-1)	910 (+1%)	17mo	$36,000	$40	66
203 Chestnut St	0.49mi	2/1.0 (-1)	918 (+2%)	13mo	$97,500	$106	58
100 Bower Ave	0.34mi	2/2.0 (-1)	816 (-9%)	7mo	$65,000	$80	54
118 Sparacino St	0.34mi	2/1.0 (-1)	952 (+6%)	23mo	$7,000	$7	51
141 Stratford St	0.68mi	2/1.0 (-1)	848 (-6%)	7mo	$93,000	$110	48
122 Colton Loop Rd	0.73mi	2/1.0 (-1)	912 (+1%)	20mo	$157,000	$172	42
112 Wilkes Ave	0.73mi	2/1.0 (-1)	1,008 (+12%)	2mo	$125,000	$124	40
239 Kirk St	0.50mi	2/1.0 (-1)	792 (-12%)	23mo	$23,000	$29	32
205 Loflin St	0.70mi	2/2.0 (-1)	1,008 (+12%)	8mo	$25,000	$25	32

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 · 4.25% rent growth · sell at horizon

5-year hold

• IRR: -6.1%
• Equity multiple: 0.77×
• Total profit: $-8,700
• Equity at exit: $20,129

10-year hold

• IRR: 4.8%
• Equity multiple: 1.37×
• Total profit: $13,875
• Equity at exit: $11,672

Cash invested: $37,800 (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 25801

• Home prices YoY: -17.8%
• Rents YoY: 4.2%
• Active inventory: 112
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,250 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$41 /mo · $490/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $183

Break-even live

Break-even rent $1,019

Max offer price $135,000

Occupancy floor 80%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-03
   days on market $135,000 Active 48 DOM
2. 2026-06-02
   days on market $135,000 Active 47 DOM
3. 2026-06-01
   days on market $135,000 Active 46 DOM
4. 2026-05-31
   days on market $135,000 Active 45 DOM
5. 2026-05-30
   days on market $135,000 Active 44 DOM
6. 2026-04-16
   listed $135,000 Active

ⓘ 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: $490 · $41/mo
• Projected year-2 tax: $796 · $66/mo
• Expected delta: +$307/yr (+$26/mo · 62.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 20 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: $15,005
• − Mortgage interest: −$7,562
• − Property taxes: −$490
• − Insurance: −$675
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$3,927
• Taxable loss: −$50
• Est. tax savings @ 24.0%: +$12
• After-tax cash flow: $2,206/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 — MacArthur

• Score: 54/100
• State rank: #296
• US rank: #24226

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: MacArthur, WV
• County: Raleigh County · 31,128 people
• City population: 617
• Metro: Beckley, WV
• Population (ZIP): 31,128
• Household income: $56,836
• Rent vs Own: 33.1% rent · 66.9% own
• Severe rent burden: 1384.0

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 (81%)
• Race & ethnicity: White 81% Black 10% Two or more races 7% Hispanic / Latino 2% Asian 2%
• Common ancestry: Slovak 2% Italian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 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: ▼ -45.60%
• Current HPI: 210.0114
• Rent YoY: ▲ 4.25%
• Metro: Beckley, WV
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-04-16 Listed $135,000 BBOR

Property tax history

+2.1%/yr

Latest (2025): $490 · +22.2% YoY. Source: county tax records.