1092 Harveys Creek Rd · Hamlin, WV 25523

$46,800

3 bd · 2.0 ba · 1,392 sqft · SingleFamily · 23 Days on market

Built 1973 Fair condition 1.74 ac lot

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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
• Schools +3.9/10.0
• Livability +3.6/5.0
• Appreciation +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Raancher On level lot Offering 3 bedrooms and 2 full baths, Big Family room with closet. Formal living room, Laundry Room, Wheel Chair Ramp. Out Building. Pary of land in flood zone Putnam County

Key facts

• Out building
• Laundry room
• Level lot

Tags

• LEVEL LOT
• BIG FAMILY ROOM
• FORMAL LIVING ROOM
• LAUNDRY ROOM
• OUT BUILDING

Property features AI

Exterior

• Parking: Off-street parking
• Home design: Single-family residence; Residential property; Single story
• Construction: Vinyl siding; Shingle roof; Built on crawl space
• Exterior features: Deck; Porch; Level lot

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Insulated windows; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $47k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $571 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $47k).
• Recommended offer: $46k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#52 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools C-, amenities F, commute F.
• Putnam County Schools (suburban): math 40% / reading 50% proficiency, ranked #2 of 55 in WV (top 4%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 9 active listings in the ZIP; 111 units permitted in Putnam County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $324 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($46k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $46,098 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.60% ✓
• Cap rate: 22.65%
• Cash-on-cash: 58.41%
• DSCR: 3.60
• GRM: 3.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 50.3%
• Equity multiple: 3.20×
• Total profit: $28,870
• Equity at exit: $6,978

10-year hold

• IRR: 55.8%
• Equity multiple: 6.51×
• Total profit: $72,244
• Equity at exit: $4,046

Cash invested: $13,104 (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 25523

• Home prices YoY: -3.7%
• Active inventory: 9
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,217 medium
• Mortgage (P&I): −$245
• Tax est. 1.5%: −$58 /mo · $702/yr
• Insurance: −$20
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $571

Break-even live

Break-even rent $494

Max offer price $46,800

Occupancy floor 48%

Sensitivity live

Price	-10% $604	-5% $588	+0% $571	+5% $555	+10% $539
Rent	-10% $475	-5% $523	+0% $571	+5% $619	+10% $668
Rate	-1.0pp $595	-0.5pp $583	base $571	+0.5pp $559	+1.0pp $547

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: $11,700
• Closing costs: $1,404
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $46,800 Active 23 DOM
2. 2026-06-18
   days on market $46,800 Active 22 DOM
3. 2026-06-17
   days on market $46,800 Active 21 DOM
4. 2026-06-16
   days on market $46,800 Active 20 DOM
5. 2026-06-15
   days on market $46,800 Active 19 DOM
6. 2026-06-14
   days on market $46,800 Active 17 DOM
7. 2026-06-12
   days on market $46,800 Active 16 DOM
8. 2026-06-09
   days on market $46,800 Active 13 DOM
9. 2026-06-08
   days on market $46,800 Active 12 DOM
10. 2026-06-07
    days on market $46,800 Active 11 DOM
11. 2026-06-03
    days on market $46,800 Active 7 DOM
12. 2026-06-02
    days on market $46,800 Active 6 DOM
13. 2026-06-01
    days on market $46,800 Active 5 DOM
14. 2026-05-31
    days on market $46,800 Active 4 DOM
15. 2026-05-30
    days on market $46,800 Active 3 DOM
16. 2026-05-27
    listed $46,800 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 19 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: $14,602
• − Mortgage interest: −$2,622
• − Property taxes: −$702
• − Insurance: −$1,032
• − Repairs & maintenance: −$1,168
• − Management: −$1,168
• − Depreciation: −$1,361
• Taxable income: $6,549
• Est. tax owed @ 24.0%: −$1,572
• After-tax cash flow: $5,285/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 · 2 photos

Fair 45/100 Moderate rehab

The home requires significant repairs and updates, including a new roof, exterior siding and paint, HVAC replacement, and landscaping improvements. These updates would significantly increase its resale and rental value.

Repairs flagged

• Major roof — Signs of wear and discoloration suggest significant damage and potential water damage.
• Major siding — Peeling and chipping paint indicate severe wear and need for replacement.
• Major flooring — Visible signs of wear and discoloration suggest significant damage and need for replacement.
• Major HVAC unit — The unit appears old and possibly in need of maintenance or replacement.
• Major paint — The interior walls and paint show signs of wear and discoloration, indicating a need for repainting.
• Major landscaping — The landscaping is sparse and lacks curb appeal, which could be improved with additional landscaping features.

Value-add opportunities

• Resale roof replacement — A new roof would significantly improve the home's appearance and value.
• Resale exterior siding and paint — New siding and repainting would greatly enhance the home's curb appeal and value.
• Both HVAC replacement — A new HVAC system would improve comfort and energy efficiency, benefiting both resale and rental value.
• Both landscaping — Improved landscaping would enhance curb appeal and attract potential buyers or renters.
• Resale flooring replacement — New flooring would improve the home's appearance and value, especially for potential buyers.
• Resale interior painting — Repainting the interior walls would improve the home's appearance and value, especially for potential buyers.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Signs of wear and discoloration suggest significant damage and potential water damage.	Major	$15,000–50,000
siding · Peeling and chipping paint indicate severe wear and need for replacement.	Major	$15,000–50,000
flooring · Visible signs of wear and discoloration suggest significant damage and need for replacement.	Major	$15,000–50,000
HVAC unit · The unit appears old and possibly in need of maintenance or replacement.	Major	$15,000–50,000
paint · The interior walls and paint show signs of wear and discoloration, indicating a need for repainting.	Major	$15,000–50,000
landscaping · The landscaping is sparse and lacks curb appeal, which could be improved with additional landscaping features.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale roof replacement — A new roof would significantly improve the home's appearance and value. ↑
• Resale exterior siding and paint — New siding and repainting would greatly enhance the home's curb appeal and value. ↑
• Both HVAC replacement — A new HVAC system would improve comfort and energy efficiency, benefiting both resale and rental value. ↑
• Both landscaping — Improved landscaping would enhance curb appeal and attract potential buyers or renters. ↑
• Resale flooring replacement — New flooring would improve the home's appearance and value, especially for potential buyers. ↑
• Resale interior painting — Repainting the interior walls would improve the home's appearance and value, especially for potential buyers. ↑

ⓘ 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: Putnam County Schools
• NCES district ID: 5401200
• Math proficiency: 40% ▼ -13.00%
• Reading proficiency: 50% ▼ -6.00%
• Median HH income: $54,783
• Composite: 39.06/100
• National rank: #4060
• State rank: #2 of 55 in WV

Livability — Hamlin

• Score: 72/100
• State rank: #52
• US rank: #5990

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,704

Population outlook (Putnam County) Hauer SSP2

• Today (2025): 58,915 people
• By 2030: 59,400 · +0.8%
• By 2040: 59,444 · +0.9%
• By 2050: 58,510 · -0.7%
• By 2075: 54,603 · -7.3%
• By 2100: 46,202 · -21.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98%
• Common ancestry: Slovak 1%
• Foreign-born: 0%

Political lean MEDSL · Putnam

• 2024 margin: Solid R (+46.3) · D 25.9% · R 72.2% · Other 1.9%
• 2008→2024 swing: -22.8pp toward R · 2008: -23.5pp · 2024: -46.3pp
• All cycles: 2024: R+46.3 2020: R+42.6 2016: R+47.8 2012: R+37.1 2008: R+23.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -4.85%
• Current HPI: 127.2681
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-27 Listed $46,800 HBRMLS