181 Modern Ln · Princeton, WV 24740

$144,900

3 bd · 1.5 ba · 1,350 sqft · SingleFamily · 49 Days on market

Built 2000 1.00 ac lot Est $204k · 29% under

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +7.1/30.0
• Livability +3.6/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.3/10.0

Listing remarks

Charming rustic 3-bedroom, 1.5-bath home offering approximately 1,350 sq ft in a semi-private 1-acre setting within city limits on a dead-end road. This unique home features expansive covered porches perfect for relaxing or entertaining, ample parking, and a full basement with attached 1-car garage for storage and convenience. Enjoy the warmth of the wood-and-stone exterior, peaceful surroundings, and the rare combination of privacy and in-town accessibility. Plenty of outdoor space with rustic character throughout. Property is being sold as is. All information provided is to be verified by the buyer and the buyers agent.

Key facts

• Semi-private setting
• Covered porches
• Full basement

Tags

• COVERED PORCHES
• FULL BASEMENT
• WOOD AND STONE EXTERIOR
• OUTDOOR SPACE
• SEMI-PRIVATE SETTING

Property features AI

Finance

• Other: Listing broker: COUNTRY ROADS REAL ESTATE; Listing agent: Amanda Wright (304-809-4890)

Exterior

• Parking: Gravel parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; 2 stories
• Construction: Log and stone construction
• Exterior features: Porch; 1-acre lot

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Baseboard heating; Wood stove; Ceiling fans
• Interior features: Full, unfinished basement; Porch

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $-206 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $115k (20.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $101k (30.5% below list).
• Recommended offer: $101k (30.5% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 3.7% in Princeton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 72/100 on livability (#53 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B+; Watch: amenities D, commute F, employment F.
• Mercer County Schools (town): math 26% / reading 37% proficiency, ranked #28 of 55 in WV (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 48 active listings in the ZIP; lower-income renter base — watch delinquency; 4 units permitted in Mercer County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($1k loan paydown + $14k appreciation (10.0% local appreciation)).
• Mercer County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Recommended offer $100,689 (30.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.69% ✗
• Cap rate: 4.59%
• Cash-on-cash: -6.09%
• DSCR: 0.73
• GRM: 12.0

CMA / ARV

• ARV (on-the-fly): $203,850
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
151 Diane Ln	0.37mi	3/2.0	1,460 (+8%)	13mo	$221,000	$151	57
116 Brinkley Rd	0.64mi	3/1.0	1,200 (-11%)	12mo	$105,000	$88	40

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.0%
• Equity multiple: 2.62×
• Total profit: $65,816
• Equity at exit: $130,537

10-year hold

• IRR: 18.3%
• Equity multiple: 6.03×
• Total profit: $204,161
• Equity at exit: $281,509

Cash invested: $40,572 (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 24740

• Home prices YoY: 7.1%
• Active inventory: 48
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $1,007 medium
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,174/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $-206

Break-even live

Break-even rent $1,268

Max offer price $115,102

Occupancy floor —

Sensitivity live

Price	-10% $-106	-5% $-156	+0% $-206	+5% $-256	+10% $-306
Rent	-10% $-285	-5% $-246	+0% $-206	+5% $-166	+10% $-126
Rate	-1.0pp $-133	-0.5pp $-169	base $-206	+0.5pp $-243	+1.0pp $-282

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $144,900 Active 49 DOM
2. 2026-06-18
   days on market $144,900 Active 48 DOM
3. 2026-06-17
   days on market $144,900 Active 47 DOM
4. 2026-06-16
   days on market $144,900 Active 46 DOM
5. 2026-06-15
   days on market $144,900 Active 45 DOM
6. 2026-06-14
   days on market $144,900 Active 43 DOM
7. 2026-06-12
   days on market $144,900 Active 42 DOM
8. 2026-06-09
   days on market $144,900 Active 39 DOM
9. 2026-06-08
   days on market $144,900 Active 38 DOM
10. 2026-06-07
    days on market $144,900 Active 37 DOM
11. 2026-06-05
    days on market $144,900 Active 34 DOM
12. 2026-06-02
    days on market $144,900 Active 32 DOM
13. 2026-06-01
    days on market $144,900 Active 31 DOM
14. 2026-05-31
    days on market $144,900 Active 30 DOM
15. 2026-05-30
    days on market $144,900 Active 29 DOM
16. 2026-05-01
    listed $144,900 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 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 · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,083
• − Mortgage interest: −$8,117
• − Property taxes: −$2,174
• − Insurance: −$724
• − Repairs & maintenance: −$967
• − Management: −$967
• − Depreciation: −$4,215
• Taxable loss: −$5,080
• Est. tax savings @ 24.0%: +$1,219
• After-tax cash flow: $-1,252/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: Mercer County Schools
• NCES district ID: 5400840
• Math proficiency: 26% ▼ -13.00%
• Reading proficiency: 37% ▼ -6.00%
• Median HH income: $35,064
• Composite: 25.98/100
• National rank: #7325
• State rank: #28 of 55 in WV

Livability — Princeton

• Score: 72/100
• State rank: #53
• US rank: #6278

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Mercer County · 33,615 people
• City population: 16,498
• Metro: Bluefield, WV-VA
• Population (ZIP): 16,498
• Household income: $44,793
• Rent vs Own: 36.0% rent · 64.0% own
• Severe rent burden: 438.0

Population outlook (Mercer County) Hauer SSP2

• Today (2025): 57,860 people
• By 2030: 55,781 · -3.6%
• By 2040: 51,365 · -11.2%
• By 2050: 47,476 · -17.9%
• By 2075: 38,851 · -32.9%
• By 2100: 30,053 · -48.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 7% Black 3% Hispanic / Latino 1%
• Common ancestry: Serbian 2% Slovak 1% Italian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Arabic 1%

Political lean MEDSL · Mercer

• 2024 margin: Solid R (+57.3) · D 20.6% · R 77.9% · Other 1.5%
• 2008→2024 swing: -29.8pp toward R · 2008: -27.6pp · 2024: -57.3pp
• All cycles: 2024: R+57.3 2020: R+54.4 2016: R+55.3 2012: R+47.1 2008: R+27.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.67%
• Current HPI: 220.0694
• Rent YoY: —
• Metro: Bluefield, WV-VA
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-01 Listed $144,900 MTCBOR