602 Temple St · Hinton, WV 25951

$139,900

4 bd · 2.0 ba · 1,684 sqft · SingleFamily public records · 56 Days on market

Built 1911 7,405 sqft lot $83/sqft · 30% above area Est $235k · 41% under

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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 +19.1/30.0
• ARV discount +15.0/15.0
• Appreciation +6.8/10.0
• DSCR +6.0/10.0
• 1% rule +3.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

1911 Masterpiece. They don't build them like this anymore. Magnificent quality. House was completely restored. 4-5 BR, 3 baths, intricate hardwood floors, grand foyer, spacious rooms, refinished oak staircase, beams, wide trim, gorgeous windows (many replaced), updated kitchen with custom cabinets and eat in area , formal living room, formal dining room, family room, partially finished basement, large deck. House designed with 3 levels and attic. Gas furnace for heat and upstairs central heat/AC unit. Nice yard with off street parking. 602 Temple St, Hinton, WV 1. House began restoration process in 1993 and continued until 2008. 2. Owners moved and property has been rented. Current rent $700 per month. 3. Owners are offering this home at a dramatically low price. They recognize there are some repairs needed such as box gutters and new front steps. They are offering the property "as is. " 4. Assessor reports 2,948 sq ft. This measurement does not include finished basement. 5. House has gas furnace, forced air heat, with an additional central AC/heat upstairs unit. 6. Fireplace in the living room and master bedroom have not been used since owner purchased. 7. House has new septic lines to the city hook-ups.

Key facts

• Custom cabinetry
• Original beams
• Refinished woodwork

Tags

• RESTORED OAK STAIRCASE
• REFINISHED WOODWORK
• ORIGINAL BEAMS
• CUSTOM CABINETRY
• REPLACEMENT WINDOWS
• FULL UNFINISHED BASEMENT

Property features AI

Exterior

• Parking: On-street parking
• Security: Smoke detector(s)
• Utilities: Public water
• Home design: Single-family residence (detached); 2 stories
• Construction: Brick construction; Shingle roof
• Exterior features: Deck; Porch; Wood fencing; Riverfront frontage (close proximity)

Interior

• Kitchen: Dishwasher; Refrigerator; Range; Disposal
• Flooring: Laminate; Tile; Vinyl; Wood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans
• Interior features: Smoke detectors; 10 total rooms; Basement present

🏷️ Possibly a rental listed for sale. The $139,900 price doesn't fit this home's estimated sale value (~$235,260) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $150 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $123k (11.9% below list).
• Recommended offer: $123k (11.9% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 2.6% in Hinton — 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 (#188 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Summers County Schools (town): math 18% / reading 32% proficiency, ranked #49 of 55 in WV (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Hinton Area Elementary (math 17% / reading 17%, grade F, #363 of 377 statewide, top 97%, 310 students, 0% FRL); Summers County High School (745 students, 0% FRL) — zoned schools average 0% FRL vs 56% district-wide (56 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 53 active listings in the ZIP; 19 units permitted in Summers County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($967 loan paydown + $5k appreciation (3.7% local appreciation)).
• Summers County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.7% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1911 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,238 (11.9% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1911 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.88% ✗
• Cap rate: 7.58%
• Cash-on-cash: 4.59%
• DSCR: 1.20
• GRM: 9.5

CMA / ARV

• ARV (median comp): $235,260
• List price: $139,900
• Delta: -40.53%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
416 Summers St	0.14mi	3/2.0 (-1)	1,576 (-6%)	20mo	$132,000	$84	62
506 Ballengee St	0.09mi	3/2.0 (-1)	1,893 (+12%)	23mo	$48,000	$25	51

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

Projected returns pro-forma

3.7% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.6%
• Equity multiple: 1.81×
• Total profit: $31,540
• Equity at exit: $68,454

10-year hold

• IRR: 15.0%
• Equity multiple: 3.36×
• Total profit: $92,567
• Equity at exit: $110,029

Cash invested: $39,172 (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 25951

• Home prices YoY: 1.8%
• Active inventory: 53
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,232 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$32 /mo · $382/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $150

Break-even live

Break-even rent $1,043

Max offer price $139,900

Occupancy floor 83%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $139,900 Active 56 DOM
2. 2026-06-17
   days on market $139,900 Active 55 DOM
3. 2026-06-16
   days on market $139,900 Active 54 DOM
4. 2026-06-15
   days on market $139,900 Active 53 DOM
5. 2026-06-15
   days on market $139,900 Active 52 DOM
6. 2026-06-13
   days on market $139,900 Active 51 DOM
7. 2026-06-12
   days on market $139,900 Active 50 DOM
8. 2026-06-09
   days on market $139,900 Active 47 DOM
9. 2026-06-08
   days on market $139,900 Active 46 DOM
10. 2026-06-08
    days on market $139,900 Active 45 DOM
11. 2026-06-07
    days on market $139,900 Active 44 DOM
12. 2026-06-04
    days on market $139,900 Active 42 DOM
13. 2026-06-03
    days on market $139,900 Active 41 DOM
14. 2026-06-02
    days on market $139,900 Active 40 DOM
15. 2026-06-01
    days on market $139,900 Active 39 DOM
16. 2026-05-31
    days on market $139,900 Active 38 DOM
17. 2026-04-23
    listed $159,900 Active 1547-char remark
18. 2021-10-12
    soldstatus 1241-char remark

    Show marketing remark (1241 chars)

    1911 Masterpiece. They don't build them like this anymore. Magnificent quality. House was completely restored. 4-5 BR, 3 baths, intricate hardwood floors, grand foyer, spacious rooms, refinished oak staircase, beams, wide trim, gorgeous windows (many replaced), updated kitchen with custom cabinets and eat in area , formal living room, formal dining room, family room, partially finished basement, large deck. House designed with 3 levels and attic. Gas furnace for heat and upstairs central heat/AC unit. Nice yard with off street parking. 602 Temple St, Hinton, WV 1. House began restoration process in 1993 and continued until 2008. 2. Owners moved and property has been rented. Current rent $700 per month. 3. Owners are offering this home at a dramatically low price. They recognize there are some repairs needed such as box gutters and new front steps. They are offering the property "as is. " 4. Assessor reports 2,948 sq ft. This measurement does not include finished basement. 5. House has gas furnace, forced air heat, with an additional central AC/heat upstairs unit. 6. Fireplace in the living room and master bedroom have not been used since owner purchased. 7. House has new septic lines to the city hook-ups.

19. 2021-02-22
    listed $134,000 1241-char remark

    Show marketing remark (1241 chars)

    1911 Masterpiece. They don't build them like this anymore. Magnificent quality. House was completely restored. 4-5 BR, 3 baths, intricate hardwood floors, grand foyer, spacious rooms, refinished oak staircase, beams, wide trim, gorgeous windows (many replaced), updated kitchen with custom cabinets and eat in area , formal living room, formal dining room, family room, partially finished basement, large deck. House designed with 3 levels and attic. Gas furnace for heat and upstairs central heat/AC unit. Nice yard with off street parking. 602 Temple St, Hinton, WV 1. House began restoration process in 1993 and continued until 2008. 2. Owners moved and property has been rented. Current rent $700 per month. 3. Owners are offering this home at a dramatically low price. They recognize there are some repairs needed such as box gutters and new front steps. They are offering the property "as is. " 4. Assessor reports 2,948 sq ft. This measurement does not include finished basement. 5. House has gas furnace, forced air heat, with an additional central AC/heat upstairs unit. 6. Fireplace in the living room and master bedroom have not been used since owner purchased. 7. House has new septic lines to the city hook-ups.

ⓘ 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: $382 · $32/mo
• Projected year-2 tax: $825 · $69/mo
• Expected delta: +$443/yr (+$37/mo · 116.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥93°F today · 24 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $14,789
• − Mortgage interest: −$7,837
• − Property taxes: −$382
• − Insurance: −$700
• − Repairs & maintenance: −$1,183
• − Management: −$1,183
• − Depreciation: −$4,070
• Taxable loss: −$566
• Est. tax savings @ 24.0%: +$136
• After-tax cash flow: $1,933/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: Summers County Schools
• NCES district ID: 5401350
• Math proficiency: 18% ▼ -8.00%
• Reading proficiency: 32% ▼ -4.00%
• Median HH income: $33,089
• Composite: 20.39/100
• National rank: #8593
• State rank: #49 of 55 in WV

Livability — Hinton

• Score: 62/100
• State rank: #188
• US rank: #17062

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hinton, WV
• Population (ZIP): 5,286

Population outlook (Summers County) Hauer SSP2

• Today (2025): 11,605 people
• By 2030: 10,904 · -6.0%
• By 2040: 9,658 · -16.8%
• By 2050: 8,619 · -25.7%
• By 2075: 6,920 · -40.4%
• By 2100: 5,819 · -49.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Black 7% Two or more races 2%
• Common ancestry: Slovak 4% Serbian 2% Iranian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Summers

• 2024 margin: Solid R (+51.4) · D 23.3% · R 74.7% · Other 2.0%
• 2008→2024 swing: -40.1pp toward R · 2008: -11.3pp · 2024: -51.4pp
• All cycles: 2024: R+51.4 2020: R+47.0 2016: R+46.6 2012: R+28.8 2008: R+11.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.70%
• Current HPI: 211.4453
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+4.4% since first listed

5 events — show timeline

• 2026-05-28 Price Changed $139,900 NCWVREIN
• 2026-05-19 Price Changed $149,900 NCWVREIN
• 2026-04-23 Listed $159,900 NCWVREIN
• 2021-10-12 Sold (MLS) — GVBOR
• 2021-02-22 Listed $134,000 GVBOR

Property tax history

+8.3%/yr

Latest (2025): $382 · +5.9% YoY. Source: county tax records.