233 Parkway Dr · Williamson, WV 25661

$55,000

3 bd · 1.0 ba · 1,290 sqft · SingleFamily public records · 178 Days on market

Built 1922 4,792 sqft lot ↓ 21% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

Charming 3 Bedroom / 2 Bath brick home in a great West Williamson location! Situated within walking distance of Southern West Virginia Community College and the Williamson Community Center, and within 3/4 mile of the Trail 10 Connector of the Buffalo Mountain Hatfield McCoy ATV Trail. Enjoy being just minutes from Williamson K–8 School, recreational fields, and the pickleball and basketball courts. . Inside, you'll find three nice-sized bedrooms plus a versatile office that could serve as a fourth bedroom. A cozy living area with a fireplace. . Kitchen/ Dining area, Laundry Area. Nice Back Yard

Key facts

• Recreational fields
• Laundry area
• Versatile office

Tags

• WEST WILLIAMSON LOCATION
• RECREATIONAL FIELDS
• VERSATILE OFFICE
• FIREPLACE WITH A GAS LINE
• OPEN KITCHEN DINING AREA
• LAUNDRY AREA

Property features AI

Exterior

• Parking: Asphalt parking
• Utilities: Public water; Public sewer
• Home design: Residential single-family home
• Construction: Brick and wood siding construction; Metal roof
• Exterior features: Deck

Interior

• Flooring: Carpet flooring; Vinyl flooring
• Heating & cooling: Electric heating; Heat pump; Central air conditioning; Ceiling fans
• Interior features: Insulated windows; 7 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $464 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#228 in WV) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+; Watch: amenities F, commute F, employment F.
• Mingo County Schools (rural): math 21% / reading 36% proficiency, ranked #42 of 55 in WV (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Williamson Pk8 (math 26% / reading 41%, grade F, #189 of 377 statewide, top 50%, 527 students, 0% FRL); Mingo Central Comprehensive High School (math 12% / reading 32%, grade F, #97 of 110 statewide, top 90%, 635 students, 0% FRL) — zoned schools average 0% FRL vs 55% district-wide (55 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 19 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($380 loan paydown + $2k appreciation (2.7% local appreciation)).
• Mingo County population projected at -37% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 178 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $15k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 178 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.94% ✓
• Cap rate: 16.43%
• Cash-on-cash: 36.19%
• DSCR: 2.61
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $114,810
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1503 W 4th Ave	0.14mi	2/1.0 (-1)	1,260 (-2%)	3mo	$110,000	$87	82
14 South Sunset Blvd	0.37mi	3/1.0	1,128 (-13%)	7mo	$100,000	$89	56

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

Projected returns pro-forma

2.73% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 41.4%
• Equity multiple: 3.30×
• Total profit: $35,446
• Equity at exit: $23,908

10-year hold

• IRR: 41.6%
• Equity multiple: 6.57×
• Total profit: $85,736
• Equity at exit: $36,219

Cash invested: $15,400 (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 25661

• Home prices YoY: 2.1%
• Active inventory: 19
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,069 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $464

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 52%

Sensitivity live

Price	-10% $502	-5% $483	+0% $464	+5% $445	+10% $426
Rent	-10% $380	-5% $422	+0% $464	+5% $507	+10% $549
Rate	-1.0pp $492	-0.5pp $478	base $464	+0.5pp $450	+1.0pp $436

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $55,000 Active 178 DOM
2. 2026-06-21
   days on market $55,000 Active 177 DOM
3. 2026-06-18
   days on market $55,000 Active 175 DOM
4. 2026-06-17
   days on market $55,000 Active 174 DOM
5. 2026-06-16
   days on market $55,000 Active 173 DOM
6. 2026-06-15
   days on market $55,000 Active 172 DOM
7. 2026-06-15
   days on market $55,000 Active 171 DOM
8. 2026-06-13
   days on market $55,000 Active 170 DOM
9. 2026-06-12
   days on market $55,000 Active 169 DOM
10. 2026-06-09
    days on market $55,000 Active 166 DOM
11. 2026-06-08
    days on market $55,000 Active 165 DOM
12. 2026-06-08
    days on market $55,000 Active 164 DOM
13. 2026-06-07
    days on market $55,000 Active 163 DOM
14. 2026-06-04
    days on market $55,000 Active 161 DOM
15. 2026-06-03
    days on market $55,000 Active 160 DOM
16. 2026-06-02
    days on market $55,000 Active 159 DOM
17. 2026-06-01
    days on market $55,000 Active 158 DOM
18. 2026-05-31
    days on market $55,000 Active 157 DOM
19. 2026-04-14
    status Active
20. 2026-03-04
    status Active
21. 2026-02-20
    status Pending
22. 2026-02-11
    status Active
23. 2026-01-22
    status Pending
24. 2025-12-30
    price $55,000
25. 2025-11-20
    price $62,000
26. 2025-10-13
    listed $70,000 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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥103°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: $12,828
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,026
• − Management: −$1,026
• − Depreciation: −$1,600
• Taxable income: $4,994
• Est. tax owed @ 24.0%: −$1,199
• After-tax cash flow: $4,374/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: Mingo County Schools
• NCES district ID: 5400900
• Math proficiency: 21% ▼ -14.00%
• Reading proficiency: 36% ▼ -6.00%
• Median HH income: $32,574
• Composite: 23.24/100
• National rank: #7937
• State rank: #42 of 55 in WV

Livability — Williamson

• Score: 59/100
• State rank: #228
• US rank: #19971

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: Williamson, WV
• Population (ZIP): 4,485

Population outlook (Mingo County) Hauer SSP2

• Today (2025): 21,874 people
• By 2030: 20,048 · -8.3%
• By 2040: 16,653 · -23.9%
• By 2050: 13,842 · -36.7%
• By 2075: 8,629 · -60.6%
• By 2100: 5,142 · -76.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Black 6%
• Common ancestry: Serbian 2% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Mingo

• 2024 margin: Solid R (+73.8) · D 12.5% · R 86.3% · Other 1.2%
• 2008→2024 swing: -61.7pp toward R · 2008: -12.1pp · 2024: -73.8pp
• All cycles: 2024: R+73.8 2020: R+71.3 2016: R+68.8 2012: R+42.5 2008: R+12.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.73%
• Current HPI: 134.3708
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-21.4% since first listed

8 events — show timeline

• 2026-04-14 Relisted — EKAR
• 2026-03-04 Relisted — EKAR
• 2026-02-20 Pending — EKAR
• 2026-02-11 Relisted — EKAR
• 2026-01-22 Pending — EKAR
• 2025-12-30 Price Changed $55,000 EKAR
• 2025-11-20 Price Changed $62,000 EKAR
• 2025-10-13 Listed $70,000 EKAR

Property tax history

+3.8%/yr

Latest (2025): $100 · -1.1% YoY. Source: county tax records.