7195 N State Route 20 · Hinton, WV 25985

$79,900

3 bd · 1.0 ba · 1,200 sqft · SingleFamily · 20 Days on market

Built 1960 Fair condition Est $68k · 17% over

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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).

• Cash flow +28.2/30.0
• DSCR +10.0/10.0
• Appreciation +9.1/10.0
• 1% rule +7.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +2.0/10.0
• ARV discount +0.0/15.0

Listing remarks

Looking for a small house with plenty of room? This property has plenty of room for family get-togethers and parking with extra room for campers. House needs some TLC. Property isn't far from river for fishing or have your own hunting camp close to hunting areas. Conveniently located to I-64, and 10 miles to Hinton.

Key facts

• Built 1960
• Listed 19 days

Tags

• ROOM FOR FAMILY GET-TOGETHERS
• EXTRA ROOM FOR CAMPERS
• CONVENIENTLY LOCATED TO I-64

Property features AI

Finance

• HOA & community: Fishing nearby

Exterior

• Utilities: Well water
• Home design: Residential, single-story
• Construction: Block foundation
• Exterior features: Wood and shingle roof

Interior

• Bedrooms: Total of 6 rooms (includes bedrooms and other living spaces)
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Wood stove heating; No central air conditioning
• Interior features: Hardwood flooring; Wood stove heating

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $198 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 2.6% in Hinton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 62/100 on livability (#188 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Summers County Schools (town): math 18% / reading 32% proficiency, ranked #49 of 55 in WV (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 4 active listings in the ZIP; 19 units permitted in Summers County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($552 loan paydown + $6k appreciation (8.1% local appreciation)).
• Summers County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.1% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,701 (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 1960 — 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. 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: 1.28% ✓
• Cap rate: 10.10%
• Cash-on-cash: 13.60%
• DSCR: 1.61
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $68,400
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
306 Honaker Ave	0.25mi	2/1.0 (-1)	1,051 (-12%)	24mo	$60,000	$57	43

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

Projected returns pro-forma

8.12% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.5%
• Equity multiple: 3.06×
• Total profit: $46,188
• Equity at exit: $61,354

10-year hold

• IRR: 25.5%
• Equity multiple: 6.58×
• Total profit: $124,766
• Equity at exit: $122,414

Cash invested: $22,372 (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 25985

• Home prices YoY: 4.5%
• Active inventory: 4
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,020 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $198

Break-even live

Break-even rent $769

Max offer price $79,900

Occupancy floor 76%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $79,900 Active 20 DOM
2. 2026-06-17
   days on market $79,900 Active 19 DOM
3. 2026-06-17
   price $79,900 Active 18 DOM
4. 2026-06-16
   days on market $89,900 Active 18 DOM
5. 2026-06-15
   days on market $89,900 Active 17 DOM
6. 2026-06-15
   days on market $89,900 Active 16 DOM
7. 2026-06-13
   days on market $89,900 Active 15 DOM
8. 2026-06-12
   days on market $89,900 Active 14 DOM
9. 2026-06-09
   days on market $89,900 Active 11 DOM
10. 2026-06-08
    days on market $89,900 Active 10 DOM
11. 2026-06-08
    days on market $89,900 Active 9 DOM
12. 2026-06-07
    days on market $89,900 Active 8 DOM
13. 2026-06-04
    days on market $89,900 Active 6 DOM
14. 2026-06-03
    days on market $89,900 Active 5 DOM
15. 2026-06-02
    days on market $89,900 Active 4 DOM
16. 2026-06-01
    days on market $89,900 Active 3 DOM
17. 2026-05-31
    days on market $89,900 Active 2 DOM
18. 2026-05-31
    remarks 319-char remark
19. 2026-05-29
    listed $89,900 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 8 d/yr ≥93°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $12,239
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$1,066
• − Repairs & maintenance: −$979
• − Management: −$979
• − Depreciation: −$2,324
• Taxable income: $1,216
• Est. tax owed @ 24.0%: −$292
• After-tax cash flow: $2,084/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 · 14 photos

Fair 45/100 Moderate rehab

This single-family home requires moderate renovations to improve its condition and increase its value. The kitchen and bathroom need significant updates, while the exterior and interior walls also require attention. A fresh coat of paint and landscaping can significantly improve the home's curb appeal and increase its value.

Repairs flagged

• Major Kitchen cabinets — The cabinets appear to be in poor condition and may need to be replaced or repaired.
• Major Bathroom fixtures — The fixtures appear to be outdated and may need to be replaced or repaired.
• Minor Roof — There may be some minor issues that require attention, but the roof appears to be in average condition.
• Minor Exterior siding — The siding appears to be in need of some touch-up or repainting, but there are no major issues.
• Minor Flooring — The flooring appears to be in need of some attention, but there are no major issues.
• Major Interior walls — The paint appears to be peeling in some areas and the walls may need some touch-up or repainting.

Value-add opportunities

• Resale Kitchen renovation — A new kitchen with updated appliances and fixtures can significantly increase the home's resale value.
• Resale Bathroom renovation — A new bathroom with updated fixtures and a fresh paint job can significantly increase the home's resale value.
• Both Exterior painting — A fresh coat of paint on the exterior can improve the home's curb appeal and increase both resale and rental value.
• Both Landscaping — A well-maintained and landscaped yard can improve the home's curb appeal and increase both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · The cabinets appear to be in poor condition and may need to be replaced or repaired.	Major	$15,000–50,000
Bathroom fixtures · The fixtures appear to be outdated and may need to be replaced or repaired.	Major	$15,000–50,000
Roof · There may be some minor issues that require attention, but the roof appears to be in average condition.	Minor	$500–3,000
Exterior siding · The siding appears to be in need of some touch-up or repainting, but there are no major issues.	Minor	$500–3,000
Flooring · The flooring appears to be in need of some attention, but there are no major issues.	Minor	$500–3,000
Interior walls · The paint appears to be peeling in some areas and the walls may need some touch-up or repainting.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$46,500–159,000

Value-add ROI direction

• Resale Kitchen renovation — A new kitchen with updated appliances and fixtures can significantly increase the home's resale value. ↑
• Resale Bathroom renovation — A new bathroom with updated fixtures and a fresh paint job can significantly increase the home's resale value. ↑
• Both Exterior painting — A fresh coat of paint on the exterior can improve the home's curb appeal and increase both resale and rental value. ↑
• Both Landscaping — A well-maintained and landscaped yard can improve the home's curb appeal and increase both resale and rental value. ↑

ⓘ 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: Summers County Schools
• NCES district ID: 5401350
• Math proficiency: 18% ▼ -8.00%
• Reading proficiency: 32% ▼ -4.00%
• Median HH income: $33,089
• Composite: 20.39/100
• National rank: #8593
• State rank: #49 of 55 in WV

Livability — Hinton

• Score: 62/100
• State rank: #188
• US rank: #17062

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 381

Population outlook (Summers County) Hauer SSP2

• Today (2025): 11,605 people
• By 2030: 10,904 · -6.0%
• By 2040: 9,658 · -16.8%
• By 2050: 8,619 · -25.7%
• By 2075: 6,920 · -40.4%
• By 2100: 5,819 · -49.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 6%
• Common ancestry: Serbian 4% Slovak 3%

Political lean MEDSL · Summers

• 2024 margin: Solid R (+51.4) · D 23.3% · R 74.7% · Other 2.0%
• 2008→2024 swing: -40.1pp toward R · 2008: -11.3pp · 2024: -51.4pp
• All cycles: 2024: R+51.4 2020: R+47.0 2016: R+46.6 2012: R+28.8 2008: R+11.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.12%
• Current HPI: 188.41
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-29 Listed $89,900 GVBOR