221 Old Bramwell Rd · Bluefield, WV 24701

$15,000

3 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 218 Days on market

Built 1920 4,792 sqft lot

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.7/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +2.8/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This house is boarded up and needs a complete renovation. LA did not enter

Key facts

• 4,792 sq ft lot
• Built 1920
• Listed 217 days

Property features AI

Finance

• Other: Directions: From Bluefield Ave West End before entering Virginia take a right through culvert to property just past Hale Street on the left

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential single-family home; 2 stories
• Construction: Frame construction
• Exterior features: Lot about 0.11 acres

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: No heating system
• Interior features: Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $15k.

Deal economics

• At list price, monthly cash flow is $662 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $15k).
• Recommended offer: $13k (12.0% below list) — sets the bar for market timing.
• Cap rate 64.6% vs local median 5.2% in Bluefield — 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 56/100 on livability (#265 in WV) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D+, amenities F, commute 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.
• Zoned schools: Bluefield Intermediate School (math 24% / reading 34%, grade F, #258 of 377 statewide, top 68%, 289 students, 0% FRL); Bluefield Middle School (math 21% / reading 35%, grade F, #66 of 109 statewide, top 63%, 467 students, 0% FRL); Bluefield High School (math 22% / reading 47%, grade F, #42 of 110 statewide, top 47%, 608 students, 0% FRL) — zoned schools average 0% FRL vs 54% district-wide (54 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 49 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 4 units permitted in Mercer County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $618 of equity ($104 loan paydown + $514 appreciation (3.4% local appreciation)).
• Mercer County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.4% appreciation + 3.0% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 218 days — a 12% lower offer ($13k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $12k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $13,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 218 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 1920 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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?
9. 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.
10. 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.
11. 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: 6.91% ✓
• Cap rate: 64.59%
• Cash-on-cash: 208.20%
• DSCR: 10.26
• GRM: 1.2

CMA / ARV

• ARV (on-the-fly): $71,680
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 Square St	0.48mi	3/1.5	1,142 (+2%)	10mo	$81,000	$71	64
138 Carson St	0.62mi	3/1.0	1,200 (+7%)	21mo	$58,000	$48	42
126 Lynn St	0.67mi	4/1.0 (+1)	1,179 (+5%)	19mo	$75,000	$64	39

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

Projected returns pro-forma

3.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 11.57×
• Total profit: $44,373
• Equity at exit: $7,106

10-year hold

• IRR: —
• Equity multiple: 24.45×
• Total profit: $98,508
• Equity at exit: $11,240

Cash invested: $4,200 (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 24701

• Home prices YoY: 1.6%
• Active inventory: 49
• Price-to-rent: 1.2×

Monthly cashflow live

• Estimated rent: $1,037 medium
• Mortgage (P&I): −$79
• Tax from tax record: −$5 /mo · $63/yr
• Insurance: −$6
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $662

Break-even live

Break-even rent $198

Max offer price $15,000

Occupancy floor 31%

Sensitivity live

Price	-10% $671	-5% $666	+0% $662	+5% $658	+10% $654
Rent	-10% $580	-5% $621	+0% $662	+5% $703	+10% $744
Rate	-1.0pp $670	-0.5pp $666	base $662	+0.5pp $658	+1.0pp $654

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: $3,750
• Closing costs: $450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
117 Aspen Ct Bluefield, VA	2.0	1.0	766	$850	$1.11	45d	1	1.11mi

Listing history 11 events

1. 2026-06-22
   days on market $15,000 Active 218 DOM
2. 2026-06-19
   days on market $15,000 Active 215 DOM
3. 2026-06-18
   days on market $15,000 Active 214 DOM
4. 2026-06-17
   days on market $15,000 Active 213 DOM
5. 2026-06-16
   days on market $15,000 Active 212 DOM
6. 2026-06-15
   days on market $15,000 Active 211 DOM
7. 2026-06-14
   days on market $15,000 Active 209 DOM
8. 2026-06-12
   days on market $15,000 Active 208 DOM
9. 2026-06-09
   days on market $15,000 Active 205 DOM
10. 2026-06-09
    remarks 74-char remark
11. 2026-06-09
    listed $15,000 Active 204 DOM

ⓘ 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: $63 · $5/mo
• Projected year-2 tax: $88 · $7/mo
• Expected delta: +$25/yr (+$2/mo · 40.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥90°F today · 25 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: $12,439
• − Mortgage interest: −$840
• − Property taxes: −$63
• − Insurance: −$872
• − Repairs & maintenance: −$995
• − Management: −$995
• − Depreciation: −$436
• Taxable income: $8,236
• Est. tax owed @ 24.0%: −$1,977
• After-tax cash flow: $5,970/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 — Bluefield

• Score: 56/100
• State rank: #265
• US rank: #22470

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bluefield, WV
• County: Mercer County · 33,615 people
• City population: 17,117
• Metro: Bluefield, WV-VA
• Population (ZIP): 17,117
• Household income: $50,455
• Rent vs Own: 31.5% rent · 68.5% own
• Severe rent burden: 302.0

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 (82%)
• Race & ethnicity: White 82% Black 9% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Serbian 1% Danish 1%
• Foreign-born: 1%
• Languages at home: 96% English-only · Spanish 3%

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: ▲ 3.42%
• Current HPI: 215.9682
• Rent YoY: —
• Metro: Bluefield, WV-VA
• State GDP YoY: —
• F500 in state: 0

Price history

+36.4% since first listed

4 events — show timeline

• 2026-04-16 Price Changed $15,000 MTCBOR
• 2025-11-16 Listed $19,000 MTCBOR
• 2022-07-12 Sold (Public Records) $12,500 Public Records
• 1999-12-07 Sold (Public Records) $11,000 Public Records

Property tax history

-0.1%/yr

Latest (2025): $63 · +11.6% YoY. Source: county tax records.