1820 Mundy Hollow Rd · Sissonville, WV 25312

$94,900

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 9 Days on market

Built 2023 Fair condition 0.85 ac lot Est $90k · 5% over

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Why this score? — see what drove the C+ 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 +26.5/30.0
• DSCR +9.1/10.0
• 1% rule +7.1/10.0
• ARV discount +5.0/15.0
• Appreciation +4.5/10.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.0/5.0

Listing remarks MLS

Newly updated single wide manufactured home that offers 3 bedrooms and 2 full bathrooms! This home has a split floor plan with an owner's en suite that has a large soaking tub. There is also spacious living room and fresh coat of paint. This home has so much to offer!

Key facts

• 0.85 acre lot
• Built 2023
• Listed 9 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $95k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $186 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Cap rate 9.5% vs local median 4.1% in Sissonville — 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 62/100 on livability (#183 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: employment D+, amenities F, commute F.
• Kanawha County Schools (suburban): math 29% / reading 40% proficiency, ranked #17 of 55 in WV (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Flinn Elementary School (math 32% / reading 32%, grade F, #191 of 377 statewide, top 56%, 439 students, 0% FRL); Sissonville Middle School (math 33% / reading 45%, grade F, #21 of 109 statewide, top 19%, 541 students, 0% FRL); Sissonville High School (math 17% / reading 42%, grade F, #69 of 110 statewide, top 71%, 563 students, 0% FRL) — zoned schools average 0% FRL vs 46% district-wide (46 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 40 active listings in the ZIP; 103 units permitted in Kanawha County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.0%/yr); year-one equity from $656 of loan paydown is wiped out by about $987 of value loss. Plan a longer hold.
• Kanawha County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $66/mo.
• Climate carrying-cost: severe flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,900

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.21% ✓
• Cap rate: 9.48%
• Cash-on-cash: 11.39%
• DSCR: 1.51
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $89,984
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1820 Mundy Hollow Rd	0.00mi	3/2.0	1,216 (0%)	1mo	$90,000	$74	100

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

Projected returns pro-forma

-1.04% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.9%
• Equity multiple: 1.17×
• Total profit: $4,568
• Equity at exit: $22,722

10-year hold

• IRR: 10.4%
• Equity multiple: 2.02×
• Total profit: $26,997
• Equity at exit: $23,702

Cash invested: $26,572 (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 25312

• Home prices YoY: -0.5%
• Active inventory: 40
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,149 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,424/yr
• Insurance: −$40
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $186

Break-even live

Break-even rent $914

Max offer price $94,900

Occupancy floor 79%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-03-25
   status Pending 268-char remark

   Show marketing remark (268 chars)

   Newly updated single wide manufactured home that offers 3 bedrooms and 2 full bathrooms! This home has a split floor plan with an owner's en suite that has a large soaking tub. There is also spacious living room and fresh coat of paint. This home has so much to offer!

2. 2026-03-25
   status Pending

   Show marketing remark (268 chars)

   Newly updated single wide manufactured home that offers 3 bedrooms and 2 full bathrooms! This home has a split floor plan with an owner's en suite that has a large soaking tub. There is also spacious living room and fresh coat of paint. This home has so much to offer!

3. 2026-03-13
   listed $94,900 Active 268-char remark

   Show marketing remark (268 chars)

   Newly updated single wide manufactured home that offers 3 bedrooms and 2 full bathrooms! This home has a split floor plan with an owner's en suite that has a large soaking tub. There is also spacious living room and fresh coat of paint. This home has so much to offer!

4. 2026-03-13
   listed $94,900 Active

   Show marketing remark (268 chars)

   Newly updated single wide manufactured home that offers 3 bedrooms and 2 full bathrooms! This home has a split floor plan with an owner's en suite that has a large soaking tub. There is also spacious living room and fresh coat of paint. This home has so much to offer!

ⓘ 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 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,793
• − Mortgage interest: −$5,316
• − Property taxes: −$1,424
• − Insurance: −$1,272
• − Repairs & maintenance: −$1,103
• − Management: −$1,103
• − Depreciation: −$2,761
• Taxable income: $814
• Est. tax owed @ 24.0%: −$195
• After-tax cash flow: $2,034/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

Fair 40/100 Cosmetic rehab

A fair condition single-wide manufactured home with good interior and exterior, but needs minor repairs and landscaping to enhance its value.

Repairs flagged

• Minor kitchen countertop — scratches visible
• Minor bathroom sink — scratches visible
• Minor exterior siding — slight discoloration

Value-add opportunities

• Both landscaping — enhances curb appeal and value
• Both paint exterior — enhances curb appeal and value
• Resale replace kitchen countertop — improves functionality and aesthetics
• Resale replace bathroom sink — improves functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen countertop · scratches visible	Minor	$500–3,000
bathroom sink · scratches visible	Minor	$500–3,000
exterior siding · slight discoloration	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both landscaping — enhances curb appeal and value ↑
• Both paint exterior — enhances curb appeal and value ↑
• Resale replace kitchen countertop — improves functionality and aesthetics ↑
• Resale replace bathroom sink — improves functionality 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: Kanawha County Schools
• NCES district ID: 5400600
• Math proficiency: 29% ▼ -13.00%
• Reading proficiency: 40% ▼ -7.00%
• Median HH income: $44,329
• Composite: 29.35/100
• National rank: #6540
• State rank: #17 of 55 in WV

Livability — Sissonville

• Score: 62/100
• State rank: #183
• US rank: #16829

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,089

Population outlook (Kanawha County) Hauer SSP2

• Today (2025): 178,946 people
• By 2030: 172,906 · -3.4%
• By 2040: 159,874 · -10.7%
• By 2050: 148,148 · -17.2%
• By 2075: 123,257 · -31.1%
• By 2100: 96,454 · -46.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 1%
• Common ancestry: Slovak 2% Iranian 1% Serbian 1%

Political lean MEDSL · Kanawha

• 2024 margin: R (+17.4) · D 40.2% · R 57.6% · Other 2.2%
• 2008→2024 swing: -17.0pp toward R · 2008: -0.4pp · 2024: -17.4pp
• All cycles: 2024: R+17.4 2020: R+14.7 2016: R+20.6 2012: R+11.9 2008: R+0.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.04%
• Current HPI: 205.2853
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+0.0% since first listed

4 events — show timeline

• 2026-03-25 Pending — HBRMLS
• 2026-03-25 Pending — KVBOR
• 2026-03-13 Listed $94,900 KVBOR
• 2026-03-13 Listed $94,900 HBRMLS