63 Great Oak Ln · Bolivar, WV 25425

$279,999

3 bd · 1.0 ba · 1,264 sqft · SingleFamily public records · 37 Days on market

Built 1960 10,454 sqft lot Est $344k · 19% under $30/mo HOA

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.5/5.0
• Schools +3.4/10.0
• Appreciation +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 3 bedroom home located in the quaint community of Blue Ridge Acres is just a short drive from the beautiful and historic downtown Harpers Ferry. This home provides the perfect escape from the busy city with a chance to enjoy all the beauty and tranquility that Harpers Ferry has to offer. This home features main level living with everything you need all on one floor. It is complete with a large covered front porch overlooking the spacious fenced-in yard.

Key facts

• 0.24 acre lot
• Built 1960
• Listed 36 days

Property features AI

Finance

• HOA & community: HOA fee $360 annually, includes road maintenance

Exterior

• Parking: Driveway
• Utilities: Well water; On-site septic system; Electric hot water
• Home design: Detached structure; Frame construction
• Construction: Crawl space foundation; Asphalt shingle roof; Vinyl-clad windows; Above-grade finished living area (per assessor)
• Exterior features: Deck(s); Outbuilding(s); Not in a federal flood zone

Interior

• Kitchen: Dishwasher; Electric oven/range; Refrigerator
• Bedrooms: Three bedrooms on the main level (Bedroom 1, Bedroom 2, Bedroom 3)
• Flooring: Luxury vinyl plank; Vinyl; Wood; Carpet
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Heat pump(s); Propane (leased) heating fuel; Central air conditioning (electric)
• Interior features: Very good condition; 6 total rooms; Living room
• Laundry & utility: Washer and dryer on the main floor; Water heater; Owned water conditioner

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $3k ($37k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $280k).
• Recommended offer: $272k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#63 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools C-, amenities F, commute F.
• Jefferson County Schools (rural): math 29% / reading 46% proficiency, ranked #6 of 55 in WV (top 11%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 117 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,162 units permitted in Jefferson County in 2024 (360 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Jefferson County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $78k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $19k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $173k; list at $280k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $271,599 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 2.18% ✓
• Cap rate: 19.53%
• Cash-on-cash: 47.28%
• DSCR: 3.10
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $343,808
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
87 Blue Ridge Loop	0.30mi	3/2.0	1,232 (-2%)	6mo	$311,500	$253	72
220 Dey Dr	0.16mi	3/2.0	1,248 (-1%)	20mo	$310,000	$248	70
82 Great Oak Ln	0.04mi	4/2.0 (+1)	1,168 (-8%)	9mo	$420,000	$360	69
45 White Dogwood Rd	0.52mi	3/2.0	1,248 (-1%)	2mo	$365,000	$292	68
73 Red Bud Loop	0.29mi	3/2.0	1,248 (-1%)	20mo	$165,000	$132	64
105 Chestnut Ln	0.52mi	4/2.0 (+1)	1,272 (+1%)	7mo	$190,000	$149	60
84 Hilltop Rd	0.14mi	2/1.0 (-1)	1,140 (-10%)	19mo	$310,000	$272	56
566 Persimmon Pear Ln	0.59mi	3/2.0	1,276 (+1%)	13mo	$345,000	$270	56
126 Birch Dr	0.40mi	4/2.0 (+1)	1,446 (+14%)	2mo	$405,000	$280	47
150 White Dogwood Pl	0.60mi	3/2.0	1,438 (+14%)	1mo	$435,000	$303	44
524 Wagon Trail Rd	0.56mi	3/1.5	1,100 (-13%)	18mo	$279,000	$254	35
292 Lamonte Dr	0.36mi	2/2.0 (-1)	1,076 (-15%)	18mo	$316,000	$294	34

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

Projected returns pro-forma

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

5-year hold

• IRR: 44.6%
• Equity multiple: 2.93×
• Total profit: $151,332
• Equity at exit: $41,749

10-year hold

• IRR: 50.6%
• Equity multiple: 5.91×
• Total profit: $384,963
• Equity at exit: $24,209

Cash invested: $78,400 (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 25425

• Home prices YoY: -1.2%
• Active inventory: 117
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $6,094 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$110 /mo · $1,322/yr
• Insurance: −$117
• HOA: −$30
• Vacancy / Maint / Mgmt: −$1,280
• Net cashflow: $3,089

Break-even live

Break-even rent $2,184

Max offer price $279,999

Occupancy floor 44%

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
193 Scarlet Oak Dr Unit 1337815P Harpers Ferry, WV	3.0	2.0	1173	$6,134	$5.23	5d	1	0.53mi
59 Beverly Pl Unit 1337813P Harpers Ferry, WV	3.0	2.0	1442	$6,027	$4.18	1d	1	0.83mi

HOA detail

• Monthly dues: $30 · $360/yr

Listing history 12 events

1. 2026-05-14
   price $279,999
2. 2026-05-05
   price $294,999
3. 2026-04-23
   listed $299,000 Active
4. 2026-04-06
   historical $299,000
5. 2019-08-30
   soldstatus $173,000
6. 2019-08-20
   historical 462-char remark

   Show marketing remark (462 chars)

   This 3 bedroom home located in the quaint community of Blue Ridge Acres is just a short drive from the beautiful and historic downtown Harpers Ferry. This home provides the perfect escape from the busy city with a chance to enjoy all the beauty and tranquility that Harpers Ferry has to offer. This home features main level living with everything you need all on one floor. It is complete with a large covered front porch overlooking the spacious fenced-in yard.

7. 2019-08-09
   soldstatus $173,000 Closed 462-char remark

   Show marketing remark (462 chars)

   This 3 bedroom home located in the quaint community of Blue Ridge Acres is just a short drive from the beautiful and historic downtown Harpers Ferry. This home provides the perfect escape from the busy city with a chance to enjoy all the beauty and tranquility that Harpers Ferry has to offer. This home features main level living with everything you need all on one floor. It is complete with a large covered front porch overlooking the spacious fenced-in yard.

8. 2019-06-27
   status Pending 462-char remark

   Show marketing remark (462 chars)

   This 3 bedroom home located in the quaint community of Blue Ridge Acres is just a short drive from the beautiful and historic downtown Harpers Ferry. This home provides the perfect escape from the busy city with a chance to enjoy all the beauty and tranquility that Harpers Ferry has to offer. This home features main level living with everything you need all on one floor. It is complete with a large covered front porch overlooking the spacious fenced-in yard.

9. 2019-06-24
   price $178,000 462-char remark

   Show marketing remark (462 chars)

   This 3 bedroom home located in the quaint community of Blue Ridge Acres is just a short drive from the beautiful and historic downtown Harpers Ferry. This home provides the perfect escape from the busy city with a chance to enjoy all the beauty and tranquility that Harpers Ferry has to offer. This home features main level living with everything you need all on one floor. It is complete with a large covered front porch overlooking the spacious fenced-in yard.

10. 2019-05-31
    listed $185,000 Active 462-char remark

    Show marketing remark (462 chars)

    This 3 bedroom home located in the quaint community of Blue Ridge Acres is just a short drive from the beautiful and historic downtown Harpers Ferry. This home provides the perfect escape from the busy city with a chance to enjoy all the beauty and tranquility that Harpers Ferry has to offer. This home features main level living with everything you need all on one floor. It is complete with a large covered front porch overlooking the spacious fenced-in yard.

11. 2003-10-01
    soldstatus $116,200
12. 1988-06-08
    soldstatus $37,500

ⓘ 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: $1,322 · $110/mo
• Projected year-2 tax: $1,652 · $138/mo
• Expected delta: +$330/yr (+$27/mo · 24.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $73,128
• − Mortgage interest: −$15,684
• − Property taxes: −$1,322
• − Insurance: −$1,400
• − Repairs & maintenance: −$5,850
• − Management: −$5,850
• − HOA: −$360
• − Depreciation: −$8,145
• Taxable income: $34,515
• Est. tax owed @ 24.0%: −$8,284
• After-tax cash flow: $28,785/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: Jefferson County Schools
• NCES district ID: 5400570
• Math proficiency: 29% ▼ -13.00%
• Reading proficiency: 46% ▼ -7.00%
• Median HH income: $67,038
• Composite: 33.98/100
• National rank: #5322
• State rank: #6 of 55 in WV

Livability — Bolivar

• Score: 70/100
• State rank: #63
• US rank: #7999

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 13,404

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 61,715 people
• By 2030: 64,052 · +3.8%
• By 2040: 67,713 · +9.7%
• By 2050: 69,843 · +13.2%
• By 2075: 72,679 · +17.8%
• By 2100: 71,872 · +16.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 10% Hispanic / Latino 7% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 4% Italian 4% Slovak 3%
• Foreign-born: 4% · Canada, China
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · Jefferson

• 2024 margin: R (+15.8) · D 41.0% · R 56.8% · Other 2.1%
• 2008→2024 swing: -20.6pp toward R · 2008: 4.8pp · 2024: -15.8pp
• All cycles: 2024: R+15.8 2020: R+10.5 2016: R+15.3 2012: R+4.0 2008: D+4.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.67%
• Current HPI: 294.8189
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+646.7% since first listed

12 events — show timeline

• 2026-05-14 Price Changed $279,999 BRIGHT MLS
• 2026-05-05 Price Changed $294,999 BRIGHT MLS
• 2026-04-23 Listed $299,000 BRIGHT MLS
• 2026-04-06 Coming Soon $299,000 BRIGHT MLS
• 2019-08-30 Sold (Public Records) $173,000 Public Records
• 2019-08-20 Listing Removed — BRIGHT MLS
• 2019-08-09 Sold (MLS) $173,000 BRIGHT MLS
• 2019-06-27 Pending — BRIGHT MLS
• 2019-06-24 Price Changed $178,000 BRIGHT MLS
• 2019-05-31 Listed $185,000 BRIGHT MLS
• 2003-10-01 Sold (Public Records) $116,200 Public Records
• 1988-06-08 Sold (Public Records) $37,500 Public Records

Property tax history

+2.6%/yr

Latest (2025): $1,322 · +4.5% YoY. Source: county tax records.