1160 Big Branch Br · Harts, WV 25524

$69,000

3 bd · 2.5 ba · 2,520 sqft · SingleFamily · 101 Days on market

Built 2001 1.00 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
• Appreciation +4.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

Spacious 2,520 sq. ft. home situated on a full acre in a peaceful rural West Virginia setting. This property offers 3 bedrooms, 2.5 baths, a dedicated office, and large rooms throughout, with the potential to create a 4th bedroom. Two porches provide ideal spaces to enjoy the surrounding countryside. A true fixer-upper with endless possibilities, perfect for buyers looking to renovate, customize, and build equity in a quiet, scenic location.

Key facts

• Full acre
• Two porches
• Dedicated office

Tags

• FULL ACRE
• DEDICATED OFFICE
• TWO PORCHES

Property features AI

Exterior

• Utilities: Public water; Septic tank sewer
• Home design: Single family residence; Two-story
• Construction: Frame construction with vinyl siding; Metal roof
• Exterior features: Front porch; Waterfront property with creek/stream

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Carpet; Other flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Heat pump heating; Heat pump cooling
• Interior features: Insulated windows; 6 total rooms; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $516 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $63k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 50/100 on livability (#329 in WV) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime D+, amenities F, commute F.
• Lincoln County Schools (rural): math 17% / reading 28% proficiency, ranked #54 of 55 in WV (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Harts Pk-8 (math 27% / reading 32%, grade F, #225 of 377 statewide, top 68%, 303 students, 0% FRL) — zoned schools average 0% FRL vs 55% district-wide (55 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 6 active listings in the ZIP; 12 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.7%/yr); year-one equity from $477 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Lincoln County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.7% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $62,790 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% 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. 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?
5. 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?
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: 1.82% ✓
• Cap rate: 15.28%
• Cash-on-cash: 32.08%
• DSCR: 2.43
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.74% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.5%
• Equity multiple: 2.32×
• Total profit: $25,442
• Equity at exit: $14,233

10-year hold

• IRR: 35.3%
• Equity multiple: 4.52×
• Total profit: $67,942
• Equity at exit: $12,967

Cash invested: $19,320 (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 25524

• Home prices YoY: -1.5%
• Active inventory: 6
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,257 medium
• Mortgage (P&I): −$362
• Tax est. 1.5%: −$86 /mo · $1,035/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $516

Break-even live

Break-even rent $604

Max offer price $69,000

Occupancy floor 54%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $69,000 Active 101 DOM
2. 2026-06-18
   days on market $69,000 Active 100 DOM
3. 2026-06-17
   days on market $69,000 Active 99 DOM
4. 2026-06-16
   days on market $69,000 Active 98 DOM
5. 2026-06-15
   days on market $69,000 Active 97 DOM
6. 2026-06-14
   days on market $69,000 Active 95 DOM
7. 2026-06-12
   days on market $69,000 Active 94 DOM
8. 2026-06-09
   days on market $69,000 Active 91 DOM
9. 2026-06-08
   days on market $69,000 Active 90 DOM
10. 2026-06-07
    days on market $69,000 Active 89 DOM
11. 2026-06-02
    days on market $69,000 Active 84 DOM
12. 2026-06-01
    days on market $69,000 Active 83 DOM
13. 2026-05-31
    days on market $69,000 Active 82 DOM
14. 2026-05-30
    days on market $69,000 Active 81 DOM
15. 2026-03-31
    status Active
16. 2026-01-23
    status Pending
17. 2026-01-02
    listed $69,000 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 7/10 Severe
• 🌡 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: $15,089
• − Mortgage interest: −$3,865
• − Property taxes: −$1,035
• − Insurance: −$345
• − Repairs & maintenance: −$1,207
• − Management: −$1,207
• − Depreciation: −$2,007
• Taxable income: $5,422
• Est. tax owed @ 24.0%: −$1,301
• After-tax cash flow: $4,897/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: Lincoln County Schools
• NCES district ID: 5400660
• Math proficiency: 17% ▼ -10.00%
• Reading proficiency: 28% ▼ -10.00%
• Median HH income: $34,693
• Composite: 18.48/100
• National rank: #8925
• State rank: #54 of 55 in WV

Livability — Harts

• Score: 50/100
• State rank: #329
• US rank: #25737

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Harts, WV
• City population: 2,373
• Population (ZIP): 2,373

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 20,193 people
• By 2030: 19,294 · -4.5%
• By 2040: 17,358 · -14.0%
• By 2050: 15,464 · -23.4%
• By 2075: 11,491 · -43.1%
• By 2100: 8,039 · -60.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4%
• Common ancestry: Serbian 2% Lithuanian 1%
• Foreign-born: 1%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+62.5) · D 17.8% · R 80.3% · Other 1.9%
• 2008→2024 swing: -53.6pp toward R · 2008: -8.9pp · 2024: -62.5pp
• All cycles: 2024: R+62.5 2020: R+54.9 2016: R+54.7 2012: R+31.6 2008: R+8.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.74%
• Current HPI: 116.7335
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

3 events — show timeline

• 2026-03-31 Relisted — KVBOR
• 2026-01-23 Pending — KVBOR
• 2026-01-02 Listed $69,000 KVBOR