217 Mcconnell Rd · McConnell, WV 25646

$80,000

4 bd · 2.0 ba · 1,576 sqft · SingleFamily · 320 Days on market

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

Welcome to your next opportunity! This spacious 4-bedroom, 1,500 sq. ft. home sits on a compact lot & offers a solid start for your personal touch. With a brand-new metal roof & updated electrical service, the most important updates are already done - bring the inside back to life with a little TLC. Step inside to a functional layout, ample natural light & plenty of room. Whether you're a first-time buyer ready to build equity or an investor looking for a project, this home is packed with potential as a rental.

Key facts

• Ample natural light
• Metal roof
• Functional layout

Tags

• METAL ROOF
• UPDATED ELECTRICAL SERVICE
• FUNCTIONAL LAYOUT
• AMPLE NATURAL LIGHT

Property features AI

Exterior

• Parking: Carport; Parking pad
• Security: Smoke detectors
• Utilities: Public water; Septic sewer
• Home design: Ranch-style residence; Single-story
• Construction: Aluminum siding; Metal roof; No basement
• Exterior features: Fenced yard; Storage structure

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Total rooms: 8
• Flooring: Hardwood; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Heat pump cooling
• Interior features: Eat-in kitchen; Insulated windows; Storage

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $399 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#313 in WV) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Logan County Schools (rural): math 18% / reading 32% proficiency, ranked #48 of 55 in WV (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Logan Elementary School (math 37% / reading 37%, grade F, #130 of 377 statewide, top 39%, 230 students, 0% FRL); Logan Middle School (math 17% / reading 30%, grade F, #91 of 109 statewide, top 85%, 590 students, 0% FRL); Logan Senior High School (math 8% / reading 32%, grade F, #101 of 110 statewide, top 94%, 580 students, 0% FRL) — zoned schools average 0% FRL vs 49% district-wide (49 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 3 active listings in the ZIP; 1 units permitted in Logan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($553 loan paydown + $3k appreciation (4.2% local appreciation)).
• Logan County population projected at -35% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.2% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 320 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $15k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 8→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 320 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.61% ✓
• Cap rate: 13.28%
• Cash-on-cash: 24.96%
• DSCR: 2.11
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.21% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.0%
• Equity multiple: 2.80×
• Total profit: $40,382
• Equity at exit: $41,553

10-year hold

• IRR: 29.4%
• Equity multiple: 5.56×
• Total profit: $102,054
• Equity at exit: $68,766

Cash invested: $22,400 (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 25646

• Home prices YoY: 3.3%
• Active inventory: 3
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,290 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $399

Break-even live

Break-even rent $784

Max offer price $80,000

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $80,000 Active 320 DOM
2. 2026-06-17
   days on market $80,000 Active 319 DOM
3. 2026-06-16
   days on market $80,000 Active 318 DOM
4. 2026-06-15
   days on market $80,000 Active 317 DOM
5. 2026-06-15
   days on market $80,000 Active 316 DOM
6. 2026-06-13
   days on market $80,000 Active 315 DOM
7. 2026-06-12
   days on market $80,000 Active 314 DOM
8. 2026-06-09
   days on market $80,000 Active 311 DOM
9. 2026-06-08
   days on market $80,000 Active 310 DOM
10. 2026-06-08
    days on market $80,000 Active 309 DOM
11. 2026-06-05
    pricedays on market $80,000 Active 307 DOM
12. 2026-06-04
    days on market $85,000 Active 306 DOM
13. 2026-06-03
    days on market $85,000 Active 305 DOM
14. 2026-06-02
    days on market $85,000 Active 304 DOM
15. 2026-06-01
    days on market $85,000 Active 303 DOM
16. 2026-05-31
    days on market $85,000 Active 302 DOM
17. 2026-04-04
    status Active
18. 2026-04-04
    price $85,000
19. 2026-03-25
    status Pending
20. 2026-01-12
    price $89,000
21. 2025-10-03
    price $91,000
22. 2025-08-27
    price $93,000
23. 2025-07-23
    listed $95,000 Active
24. 2024-07-03
    status Pending
25. 2024-06-28
    price $70,000
26. 2024-04-26
    listed $75,000 Active
27. 2022-03-09
    listed $80,000

ⓘ 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 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 8 d/yr ≥100°F today · 23 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: $15,474
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$1,198
• − Repairs & maintenance: −$1,238
• − Management: −$1,238
• − Depreciation: −$2,327
• Taxable income: $3,792
• Est. tax owed @ 24.0%: −$910
• After-tax cash flow: $3,883/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: Logan County Schools
• NCES district ID: 5400690
• Math proficiency: 18% ▼ -15.00%
• Reading proficiency: 32% ▼ -9.00%
• Median HH income: $36,127
• Composite: 20.68/100
• National rank: #8531
• State rank: #48 of 55 in WV

Livability — McConnell

• Score: 52/100
• State rank: #313
• US rank: #24923

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McConnell, WV
• Population (ZIP): 1,177

Population outlook (Logan County) Hauer SSP2

• Today (2025): 30,218 people
• By 2030: 27,848 · -7.8%
• By 2040: 23,262 · -23.0%
• By 2050: 19,582 · -35.2%
• By 2075: 12,739 · -57.8%
• By 2100: 7,787 · -74.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 4% Black 3%
• Common ancestry: Slovak 3%

Political lean MEDSL · Logan

• 2024 margin: Solid R (+66.7) · D 16.1% · R 82.8% · Other 1.1%
• 2008→2024 swing: -55.9pp toward R · 2008: -10.8pp · 2024: -66.7pp
• All cycles: 2024: R+66.7 2020: R+63.0 2016: R+63.2 2012: R+39.7 2008: R+10.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.21%
• Current HPI: 130.643
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+6.2% since first listed

11 events — show timeline

• 2026-04-04 Relisted — KVBOR
• 2026-04-04 Price Changed $85,000 KVBOR
• 2026-03-25 Pending — KVBOR
• 2026-01-12 Price Changed $89,000 KVBOR
• 2025-10-03 Price Changed $91,000 KVBOR
• 2025-08-27 Price Changed $93,000 KVBOR
• 2025-07-23 Listed $95,000 KVBOR
• 2024-07-03 Pending — KVBOR
• 2024-06-28 Price Changed $70,000 KVBOR
• 2024-04-26 Listed $75,000 KVBOR
• 2022-03-09 Listed $80,000 KVBOR