129 Chloe St · Sprague, WV 25801

$100,000

3 bd · 2.0 ba · 1,120 sqft · Manufactured · 249 Days on market

Built 1994 10,598 sqft lot

---

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
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Rent growth +3.6/5.0
• Schools +3.0/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this charming single-wide home located in the heart of the city, just minutes away from shopping, restaurants, hospitals, and more. This property features a fenced-in yard for added privacy and is complemented by durable vinyl siding and a permanent foundation. Boasting three spacious bedrooms and two full baths, the open living room and kitchen concept create a welcoming atmosphere perfect for entertaining. Equipped with HVAC for both heating and cooling, this home is priced to sell and is ready for you to make it your own!

Key facts

• 0.24 acre lot
• Built 1994
• Listed 248 days

Property features AI

Exterior

• Parking: Open gravel parking (no garage)
• Utilities: Public water; Public sewer
• Home design: Residential property
• Construction: Vinyl siding exterior; Shingle roof; Built as a single wide mobile home
• Exterior features: Level lot; Shingle roof; Vinyl siding; Single wide mobile home; Open parking on gravel

Interior

• Kitchen: Dishwasher; Cooktop; Refrigerator
• Bedrooms: 5 total rooms (bedroom count not specified)
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heat; Central air conditioning
• Interior features: Eat-in kitchen; Crawl space basement; Has a view
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $453 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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: Cranberry-Prosperity Elementary (math 27% / reading 32%, grade F, #225 of 377 statewide, top 68%, 257 students, 0% FRL); Beckley-Stratton Middle School (math 14% / reading 27%, grade F, #102 of 109 statewide, top 94%, 674 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 $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 4.2% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 249 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $25k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $100k implies a 83% gain — meaningful room to come down on a strong offer.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 249 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.32% ✓
• Cap rate: 11.73%
• Cash-on-cash: 19.41%
• DSCR: 1.86
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.25% rent growth · sell at horizon

5-year hold

• IRR: 12.6%
• Equity multiple: 1.51×
• Total profit: $14,275
• Equity at exit: $14,910

10-year hold

• IRR: 22.4%
• Equity multiple: 3.02×
• Total profit: $56,477
• Equity at exit: $8,646

Cash invested: $28,000 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,321 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$25 /mo · $297/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $453

Break-even live

Break-even rent $748

Max offer price $100,000

Occupancy floor 61%

Sensitivity live

Price	-10% $509	-5% $481	+0% $453	+5% $424	+10% $396
Rent	-10% $348	-5% $401	+0% $453	+5% $505	+10% $557
Rate	-1.0pp $503	-0.5pp $478	base $453	+0.5pp $427	+1.0pp $401

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $100,000 Active 249 DOM
2. 2026-06-18
   days on market $100,000 Active 248 DOM
3. 2026-06-17
   days on market $100,000 Active 247 DOM
4. 2026-06-16
   days on market $100,000 Active 246 DOM
5. 2026-06-15
   days on market $100,000 Active 245 DOM
6. 2026-06-14
   days on market $100,000 Active 243 DOM
7. 2026-06-12
   days on market $100,000 Active 242 DOM
8. 2026-06-09
   days on market $100,000 Active 239 DOM
9. 2026-06-08
   days on market $100,000 Active 238 DOM
10. 2026-06-07
    days on market $100,000 Active 237 DOM
11. 2026-06-03
    days on market $100,000 Active 233 DOM
12. 2026-06-02
    pricedays on market $100,000 Active 232 DOM
13. 2026-06-01
    days on market $116,000 Active 231 DOM
14. 2026-05-31
    days on market $116,000 Active 230 DOM
15. 2026-05-30
    days on market $116,000 Active 229 DOM
16. 2026-05-08
    price $116,000
17. 2026-01-13
    price $119,000
18. 2025-10-29
    price $120,000
19. 2025-10-13
    listed $125,000 Active
20. 2025-02-21
    soldstatus $54,568
21. 2025-02-20
    soldstatus $54,568 539-char remark

    Show marketing remark (539 chars)

    Discover this charming single-wide home located in the heart of the city, just minutes away from shopping, restaurants, hospitals, and more. This property features a fenced-in yard for added privacy and is complemented by durable vinyl siding and a permanent foundation. Boasting three spacious bedrooms and two full baths, the open living room and kitchen concept create a welcoming atmosphere perfect for entertaining. Equipped with HVAC for both heating and cooling, this home is priced to sell and is ready for you to make it your own!

22. 2024-12-12
    listed $59,900 539-char remark

    Show marketing remark (539 chars)

    Discover this charming single-wide home located in the heart of the city, just minutes away from shopping, restaurants, hospitals, and more. This property features a fenced-in yard for added privacy and is complemented by durable vinyl siding and a permanent foundation. Boasting three spacious bedrooms and two full baths, the open living room and kitchen concept create a welcoming atmosphere perfect for entertaining. Equipped with HVAC for both heating and cooling, this home is priced to sell and is ready for you to make it your own!

23. 2018-08-14
    soldstatus $35,000 110-char remark

    Show marketing remark (110 chars)

    Great space for the money in this 3 bedroom, 2 bath, 14'x80' single-wide home. Home is ready to be moved into.

24. 2018-04-18
    listed $42,000 110-char remark

    Show marketing remark (110 chars)

    Great space for the money in this 3 bedroom, 2 bath, 14'x80' single-wide home. Home is ready to be moved into.

25. 2002-07-10
    soldstatus $33,000

ⓘ 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: $297 · $25/mo
• Projected year-2 tax: $590 · $49/mo
• Expected delta: +$293/yr (+$24/mo · 98.5%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 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: $15,853
• − Mortgage interest: −$5,602
• − Property taxes: −$297
• − Insurance: −$500
• − Repairs & maintenance: −$1,268
• − Management: −$1,268
• − Depreciation: −$2,909
• Taxable income: $4,009
• Est. tax owed @ 24.0%: −$962
• After-tax cash flow: $4,472/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 — Sprague

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Sprague, WV
• County: Raleigh County · 31,128 people
• City population: 31,128
• 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

+251.5% since first listed

10 events — show timeline

• 2026-05-08 Price Changed $116,000 BBOR
• 2026-01-13 Price Changed $119,000 BBOR
• 2025-10-29 Price Changed $120,000 BBOR
• 2025-10-13 Listed $125,000 BBOR
• 2025-02-21 Sold (Public Records) $54,568 Public Records
• 2025-02-20 Sold (MLS) $54,568 BBOR
• 2024-12-12 Listed $59,900 BBOR
• 2018-08-14 Sold (MLS) $35,000 BBOR
• 2018-04-18 Listed $42,000 BBOR
• 2002-07-10 Sold (Public Records) $33,000 Public Records

Property tax history

-1.4%/yr

Latest (2025): $297 · +20.2% YoY. Source: county tax records.