11 Beech Creek Rd · Matewan, WV 25678

$140,000

5 bd · 2.0 ba · 1,342 sqft · SingleFamily · 12 Days on market

Built 1970 Average condition 1.50 ac 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 +13.5/30.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• DSCR +4.1/10.0
• 1% rule +3.8/10.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Schools +2.3/10.0

Listing remarks

This 5 bed 2 bath home is located in the heart of the Hatfield & McCoy trail system, and conveniently close to Mingo Central High School. It is very versatile and could be transferred into trail lodging. Offering an approximate 1,342 living sq. ft.

Key facts

• 1.5 acre lot
• 2 garage spots
• Built 1970

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Septic tank
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding; Shingle roof
• Exterior features: Deck; Screened porch; Storage structure

Interior

• Kitchen: Cooktop; Oven; Refrigerator
• Flooring: Carpet; Concrete; Tile; Vinyl
• Heating & cooling: Heat pump heating; Central air conditioning; Ceiling fans
• Interior features: Walk-in closets; Basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $140k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $-62 ($-746/yr) — negative.
• To cash-flow at today's rent, offer at most $131k (6.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $123k (12.1% below list).
• Recommended offer: $123k (12.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 49/100 on livability (#335 in WV) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing D+, amenities F, commute F.
• Mingo County Schools (rural): math 21% / reading 36% proficiency, ranked #42 of 55 in WV (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Matewan Pk8 (math 20% / reading 47%, grade F, #189 of 377 statewide, top 50%, 422 students, 0% FRL); Mingo Central Comprehensive High School (math 12% / reading 32%, grade F, #97 of 110 statewide, top 90%, 635 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.

Forward outlook

• In year one you build about $8k of equity ($968 loan paydown + $7k appreciation (5.2% local appreciation)).
• Mingo County population projected at -37% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.2% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,017 (12.1% 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. Built in 1970 — 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. 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?
7. 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.
8. 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.
9. 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: 0.88% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.13%
• DSCR: 1.01
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.21% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.8%
• Equity multiple: 1.77×
• Total profit: $30,080
• Equity at exit: $81,155

10-year hold

• IRR: 12.9%
• Equity multiple: 3.39×
• Total profit: $93,713
• Equity at exit: $141,590

Cash invested: $39,200 (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 25678

• Home prices YoY: 3.8%
• Active inventory: 6
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,230 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $-62

Break-even live

Break-even rent $1,309

Max offer price $131,009

Occupancy floor —

Sensitivity live

Price	-10% $35	-5% $-14	+0% $-62	+5% $-111	+10% $-159
Rent	-10% $-159	-5% $-111	+0% $-62	+5% $-14	+10% $35
Rate	-1.0pp $8	-0.5pp $-27	base $-62	+0.5pp $-98	+1.0pp $-135

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-21
   days on market $140,000 Active 12 DOM
2. 2026-06-21
   days on market $140,000 Active 11 DOM
3. 2026-06-18
   days on market $140,000 Active 9 DOM
4. 2026-06-17
   days on market $140,000 Active 8 DOM
5. 2026-06-16
   days on market $140,000 Active 7 DOM
6. 2026-06-15
   days on market $140,000 Active 6 DOM
7. 2026-06-15
   days on market $140,000 Active 5 DOM
8. 2026-06-13
   days on market $140,000 Active 4 DOM
9. 2026-06-12
   days on market $140,000 Active 3 DOM
10. 2026-06-10
    remarks 250-char remark
11. 2026-06-10
    listed $140,000 Active 1 DOM

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 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: $14,762
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$1,498
• − Repairs & maintenance: −$1,181
• − Management: −$1,181
• − Depreciation: −$4,073
• Taxable loss: −$3,112
• Est. tax savings @ 24.0%: +$747
• After-tax cash flow: $1/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 · 12 photos

Average 55/100 Moderate rehab

This 5-bedroom, 2-bathroom home is in average condition with moderate rehab needed. It offers a good starting point for an investor looking to improve its curb appeal and value.

Repairs flagged

• Minor Exterior siding — Slight discoloration
• Minor Roof — No visible damage

Value-add opportunities

• Both Paint exterior walls — Enhances curb appeal and value
• Both Replace gutters — Improves drainage and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Slight discoloration	Minor	$500–3,000
Roof · No visible damage	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint exterior walls — Enhances curb appeal and value ↑
• Both Replace gutters — Improves drainage and aesthetics ↑

ⓘ 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: Mingo County Schools
• NCES district ID: 5400900
• Math proficiency: 21% ▼ -14.00%
• Reading proficiency: 36% ▼ -6.00%
• Median HH income: $32,574
• Composite: 23.24/100
• National rank: #7937
• State rank: #42 of 55 in WV

Livability — Matewan

• Score: 49/100
• State rank: #335
• US rank: #25926

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,410

Population outlook (Mingo County) Hauer SSP2

• Today (2025): 21,874 people
• By 2030: 20,048 · -8.3%
• By 2040: 16,653 · -23.9%
• By 2050: 13,842 · -36.7%
• By 2075: 8,629 · -60.6%
• By 2100: 5,142 · -76.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Hispanic / Latino 2% Black 1%
• Common ancestry: Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Mingo

• 2024 margin: Solid R (+73.8) · D 12.5% · R 86.3% · Other 1.2%
• 2008→2024 swing: -61.7pp toward R · 2008: -12.1pp · 2024: -73.8pp
• All cycles: 2024: R+73.8 2020: R+71.3 2016: R+68.8 2012: R+42.5 2008: R+12.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.21%
• Current HPI: 143.6228
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-09 Listed $140,000 EKAR