122 Sunset Dr · Winfield, WV 25560

$82,000

2 bd · 1.5 ba · 1,120 sqft · SingleFamily · 85 Days on market

Fair condition 10,454 sqft 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
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Key facts

• 0.24 acre lot
• Listed 84 days

Property features AI

Finance

• Other: Property listed by Berkshire Hathaway Home Services Professional Real
• HOA & community: Ranch Lake Estates subdivision

Exterior

• Utilities: Public water; Septic tank
• Home design: Single family residence; Two-story home
• Construction: Frame construction; Vinyl siding; Metal roof
• Exterior features: Deck; Porch; Wooded lot

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump with forced air; Electric heating; Central electric air conditioning
• Interior features: Insulated windows; Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $82k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $362 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Recommended offer: $77k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#54 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Putnam County Schools (suburban): math 40% / reading 50% proficiency, ranked #2 of 55 in WV (top 4%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Eastbrook Elementary School (math 37% / reading 47%, grade F, #87 of 377 statewide, top 28%, 246 students, 0% FRL); Winfield Middle School (math 47% / reading 53%, grade C, #5 of 109 statewide, top 4%, 556 students, 0% FRL); Winfield High School (math 37% / reading 62%, grade D, #7 of 110 statewide, top 6%, 793 students, 0% FRL) — zoned schools average 0% FRL vs 33% district-wide (33 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 68 active listings in the ZIP; 111 units permitted in Putnam County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $567 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago 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.

Recommended offer $77,080 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.43% ✓
• Cap rate: 11.59%
• Cash-on-cash: 18.93%
• DSCR: 1.84
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 10.8%
• Equity multiple: 1.43×
• Total profit: $9,793
• Equity at exit: $12,226

10-year hold

• IRR: 19.8%
• Equity multiple: 2.67×
• Total profit: $38,297
• Equity at exit: $7,090

Cash invested: $22,960 (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 25560

• Active inventory: 68
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,176 medium
• Mortgage (P&I): −$430
• Tax est. 1.5%: −$102 /mo · $1,230/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $362

Break-even live

Break-even rent $717

Max offer price $82,000

Occupancy floor 64%

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: $20,500
• Closing costs: $2,460
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $82,000 Active 85 DOM
2. 2026-06-18
   days on market $82,000 Active 84 DOM
3. 2026-06-17
   days on market $82,000 Active 83 DOM
4. 2026-06-16
   days on market $82,000 Active 82 DOM
5. 2026-06-15
   days on market $82,000 Active 81 DOM
6. 2026-06-14
   days on market $82,000 Active 79 DOM
7. 2026-06-12
   days on market $82,000 Active 78 DOM
8. 2026-06-09
   days on market $82,000 Active 75 DOM
9. 2026-06-08
   days on market $82,000 Active 74 DOM
10. 2026-06-07
    days on market $82,000 Active 73 DOM
11. 2026-06-03
    days on market $82,000 Active 69 DOM
12. 2026-06-02
    days on market $82,000 Active 68 DOM
13. 2026-06-01
    days on market $82,000 Active 67 DOM
14. 2026-05-31
    days on market $82,000 Active 66 DOM
15. 2026-05-30
    days on market $82,000 Active 65 DOM
16. 2026-03-24
    listed $82,000 Active
17. 2024-06-19
    historical $950
18. 2024-05-24
    listed $950
19. 2024-05-16
    historical $950
20. 2024-04-23
    listed $950
21. 2023-11-11
    historical
22. 2023-10-25
    listed

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $14,108
• − Mortgage interest: −$4,593
• − Property taxes: −$1,230
• − Insurance: −$410
• − Repairs & maintenance: −$1,129
• − Management: −$1,129
• − Depreciation: −$2,385
• Taxable income: $3,232
• Est. tax owed @ 24.0%: −$776
• After-tax cash flow: $3,570/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 · 7 photos

Fair 45/100 Moderate rehab

This property requires significant repairs and maintenance to improve its condition and value. The exterior, roof, and HVAC system are in poor condition and need immediate attention.

Repairs flagged

• Major siding — Severe weathering and peeling
• Major roof — Missing shingles and visible damage
• Major deck — Worn and uneven
• Major HVAC unit — Rusty and old

Value-add opportunities

• Both paint exterior walls — Enhances curb appeal and value
• Both repair roof — Prevents further damage and improves value
• Both replace HVAC unit — Improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Severe weathering and peeling	Major	$15,000–50,000
roof · Missing shingles and visible damage	Major	$15,000–50,000
deck · Worn and uneven	Major	$15,000–50,000
HVAC unit · Rusty and old	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both paint exterior walls — Enhances curb appeal and value ↑
• Both repair roof — Prevents further damage and improves value ↑
• Both replace HVAC unit — Improves comfort and energy efficiency ↑

ⓘ 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: Putnam County Schools
• NCES district ID: 5401200
• Math proficiency: 40% ▼ -13.00%
• Reading proficiency: 50% ▼ -6.00%
• Median HH income: $54,783
• Composite: 39.06/100
• National rank: #4060
• State rank: #2 of 55 in WV

Livability — Winfield

• Score: 72/100
• State rank: #54
• US rank: #6514

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,292

Population outlook (Putnam County) Hauer SSP2

• Today (2025): 58,915 people
• By 2030: 59,400 · +0.8%
• By 2040: 59,444 · +0.9%
• By 2050: 58,510 · -0.7%
• By 2075: 54,603 · -7.3%
• By 2100: 46,202 · -21.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 3% Black 1% Asian 1%
• Common ancestry: Serbian 3% Slovak 2% Italian 2%
• Foreign-born: 1%

Political lean MEDSL · Putnam

• 2024 margin: Solid R (+46.3) · D 25.9% · R 72.2% · Other 1.9%
• 2008→2024 swing: -22.8pp toward R · 2008: -23.5pp · 2024: -46.3pp
• All cycles: 2024: R+46.3 2020: R+42.6 2016: R+47.8 2012: R+37.1 2008: R+23.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -89.48%
• Current HPI: 163.837
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

7 events — show timeline

• 2026-03-24 Listed $82,000 KVBOR
• 2024-06-19 Rental Removed $950 APPFOLIO
• 2024-05-24 Listed for Rent $950 APPFOLIO
• 2024-05-16 Rental Removed $950 APPFOLIO
• 2024-04-23 Listed for Rent $950 APPFOLIO
• 2023-11-11 Rental Removed — APPFOLIO
• 2023-10-25 Listed for Rent — APPFOLIO