8451 Mccomas Rd · Salt Rock, WV 25559

$100,000

4 bd · 1.5 ba · 1,213 sqft · Manufactured · 64 Days on market

Built 1973 0.45 ac lot ↓ 33% since listing

---

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 +28.4/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Appreciation +4.9/10.0
• Schools +3.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Affordable and full of potential, this unique property includes two lots and offers excellent income-producing possibilities. The main residence is an older single-wide manufactured home ready for your personal touch, while a second single-wide on the property—featuring 3 bedrooms and 2 baths—is currently leased, providing immediate rental income. With the option to rent out both homes and even the detached garage, this property presents a strong opportunity for investors or buyers looking to generate multiple income streams. The main home features 1½ baths, an enclosed front porch, and a spacious 15'4" x 15'4" rear addition currently used as a 4th bedroom or family room with its own private entrance. A detached 2-car garage and circular driveway offer ample parking and easy access. Conveniently located near schools, convenience stores, gas stations, the fire department, and the senior center, the property is just 20 minutes from Barboursville and I-64. Important: Due to the age and condition of the homes, this property will not qualify for FHA, USDA, VA, or some conventional financing. Cash buyers are preferred. With a little TLC, this property could continue to serve as comfortable housing and a valuable income-generating investment for years to come.

Key facts

• Rear addition
• Circular driveway
• Enclosed front porch

Tags

• DETACHED 2-CAR GARAGE
• ENCLOSED FRONT PORCH
• REAR ADDITION
• CIRCULAR DRIVEWAY

Property features AI

Exterior

• Parking: Detached garage; Off-street parking; 2 garage spaces
• Utilities: Public water; Septic tank
• Home design: Single-wide manufactured home; Single-story
• Construction: Vinyl siding; Shingle roof
• Exterior features: Deck; Patio; Level to sloped lot

Interior

• Kitchen: Microwave; Range/Oven; Refrigerator
• Flooring: Carpet
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Natural gas
• Interior features: Microwave, Range, Oven, Refrigerator; Carpet flooring

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 53/100 on livability (#304 in WV) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: employment D+, amenities F, commute F.
• Cabell County Schools (urban): math 31% / reading 42% proficiency, ranked #13 of 55 in WV (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Salt Rock Elementary School (math 52% / reading 52%, grade C-, #39 of 377 statewide, top 12%, 225 students, 0% FRL); Cabell Midland High School (math 25% / reading 56%, grade F, #19 of 110 statewide, top 17%, 1,757 students, 0% FRL) — zoned schools average 0% FRL vs 47% district-wide (47 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 6 active listings in the ZIP; 61 units permitted in Cabell County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $513 of equity ($691 loan paydown + $-178 appreciation (-0.2% local appreciation)).
• At projected returns (-0.2% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($94k) 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

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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. 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: 1.15% ✓
• Cap rate: 10.17%
• Cash-on-cash: 13.84%
• DSCR: 1.62
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.0%
• Equity multiple: 1.47×
• Total profit: $13,253
• Equity at exit: $28,150

10-year hold

• IRR: 15.1%
• Equity multiple: 2.63×
• Total profit: $45,599
• Equity at exit: $33,137

Cash invested: $28,000 (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 25559

• Home prices YoY: -0.1%
• Active inventory: 6
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,153 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$22 /mo · $261/yr
• Insurance: −$42
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $267

Break-even live

Break-even rent $814

Max offer price $100,000

Occupancy floor 72%

Sensitivity live

Price	-10% $324	-5% $296	+0% $267	+5% $239	+10% $211
Rent	-10% $176	-5% $222	+0% $267	+5% $313	+10% $358
Rate	-1.0pp $318	-0.5pp $293	base $267	+0.5pp $241	+1.0pp $215

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $100,000 Active 64 DOM
2. 2026-06-18
   days on market $100,000 Active 63 DOM
3. 2026-06-17
   days on market $100,000 Active 62 DOM
4. 2026-06-16
   days on market $100,000 Active 61 DOM
5. 2026-06-15
   days on market $100,000 Active 60 DOM
6. 2026-06-14
   days on market $100,000 Active 58 DOM
7. 2026-06-12
   days on market $100,000 Active 57 DOM
8. 2026-06-09
   days on market $100,000 Active 54 DOM
9. 2026-06-08
   days on market $100,000 Active 53 DOM
10. 2026-06-07
    days on market $100,000 Active 52 DOM
11. 2026-06-05
    days on market $100,000 Active 49 DOM
12. 2026-06-03
    days on market $100,000 Active 48 DOM
13. 2026-06-02
    days on market $100,000 Active 47 DOM
14. 2026-06-01
    days on market $100,000 Active 46 DOM
15. 2026-05-31
    days on market $100,000 Active 45 DOM
16. 2026-05-30
    days on market $100,000 Active 44 DOM
17. 2026-04-16
    listed $100,000 Active

    Show marketing remark (1303 chars)

    Affordable and full of potential, this unique property includes two lots and offers excellent income-producing possibilities. The main residence is an older single-wide manufactured home ready for your personal touch, while a second single-wide on the property—featuring 3 bedrooms and 2 baths—is currently leased, providing immediate rental income. With the option to rent out both homes and even the detached garage, this property presents a strong opportunity for investors or buyers looking to generate multiple income streams. The main home features 1½ baths, an enclosed front porch, and a spacious 15'4" x 15'4" rear addition currently used as a 4th bedroom or family room with its own private entrance. A detached 2-car garage and circular driveway offer ample parking and easy access. Conveniently located near schools, convenience stores, gas stations, the fire department, and the senior center, the property is just 20 minutes from Barboursville and I-64. Important: Due to the age and condition of the homes, this property will not qualify for FHA, USDA, VA, or some conventional financing. Cash buyers are preferred. With a little TLC, this property could continue to serve as comfortable housing and a valuable income-generating investment for years to come.

18. 2026-04-16
    listed $150,000 Active 1303-char remark

    Show marketing remark (1303 chars)

    Affordable and full of potential, this unique property includes two lots and offers excellent income-producing possibilities. The main residence is an older single-wide manufactured home ready for your personal touch, while a second single-wide on the property—featuring 3 bedrooms and 2 baths—is currently leased, providing immediate rental income. With the option to rent out both homes and even the detached garage, this property presents a strong opportunity for investors or buyers looking to generate multiple income streams. The main home features 1½ baths, an enclosed front porch, and a spacious 15'4" x 15'4" rear addition currently used as a 4th bedroom or family room with its own private entrance. A detached 2-car garage and circular driveway offer ample parking and easy access. Conveniently located near schools, convenience stores, gas stations, the fire department, and the senior center, the property is just 20 minutes from Barboursville and I-64. Important: Due to the age and condition of the homes, this property will not qualify for FHA, USDA, VA, or some conventional financing. Cash buyers are preferred. With a little TLC, this property could continue to serve as comfortable housing and a valuable income-generating investment for years to come.

ⓘ 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: $261 · $22/mo
• Projected year-2 tax: $590 · $49/mo
• Expected delta: +$329/yr (+$27/mo · 126.0%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 20 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: $13,833
• − Mortgage interest: −$5,602
• − Property taxes: −$261
• − Insurance: −$1,166
• − Repairs & maintenance: −$1,107
• − Management: −$1,107
• − Depreciation: −$2,909
• Taxable income: $1,682
• Est. tax owed @ 24.0%: −$404
• After-tax cash flow: $2,804/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: Cabell County Schools
• NCES district ID: 5400180
• Math proficiency: 31% ▼ -7.00%
• Reading proficiency: 42% ▼ -6.00%
• Median HH income: $36,426
• Composite: 30.26/100
• National rank: #6285
• State rank: #13 of 55 in WV

Livability — Salt Rock

• Score: 53/100
• State rank: #304
• US rank: #24515

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Salt Rock, WV
• City population: 1,501
• Population (ZIP): 1,501

Population outlook (Cabell County) Hauer SSP2

• Today (2025): 97,574 people
• By 2030: 98,060 · +0.5%
• By 2040: 98,817 · +1.3%
• By 2050: 100,185 · +2.7%
• By 2075: 105,895 · +8.5%
• By 2100: 105,948 · +8.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Serbian 1%
• Languages at home: 91% English-only · Spanish 9%

Political lean MEDSL · Cabell

• 2024 margin: Strong R (+21.9) · D 38.0% · R 59.9% · Other 2.0%
• 2008→2024 swing: -11.8pp toward R · 2008: -10.1pp · 2024: -21.9pp
• All cycles: 2024: R+21.9 2020: R+18.0 2016: R+25.5 2012: R+13.9 2008: R+10.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.18%
• Current HPI: 172.3475
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-33.3% since first listed

2 events — show timeline

• 2026-04-16 Listed $100,000 HBRMLS
• 2026-04-16 Listed $150,000 HBRMLS

Property tax history

+7.0%/yr

Latest (2025): $261 · +6.2% YoY. Source: county tax records.