12 Friday St · West Hamlin, WV 25571

$125,000

3 bd · 2.0 ba · 1,918 sqft · SingleFamily · 81 Days on market

Fair condition 7,841 sqft lot ↓ 7% since listing

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Why this score? — see what drove the D 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 +14.0/30.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• 1% rule +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.8/10.0
• Appreciation +1.3/10.0

Listing remarks

Enjoy spacious living and a convenient West Hamlin location! This home offers flexible space to fit your needs, including a large 18x19 main-level room to use as a bedroom or a living area. The kitchen is generously sized with pretty cabinets and a stainless refrigerator. Upstairs, a 18x19 bonus area provides plenty of room to expand, create a hobby space, or add additional living quarters. Separate laundry area, enclosed porch, and two full baths—one with a walk-in tub and the other with a walk-in shower. HVAC is approximately 3 years old and the metal roof is around 12 years old. Deep freezer and some furniture will remain.

Key facts

• Walk-in tub
• Enclosed porch
• 20x24 bonus area

Tags

• LARGE MAIN-LEVEL ROOM
• GENEROUSLY SIZED KITCHEN
• 20X24 BONUS AREA
• SEPARATE LAUNDRY AREA
• ENCLOSED PORCH
• WALK-IN TUB

Property features AI

Exterior

• Parking: Parking pad
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residential property; Located in the Monday Addition subdivision
• Construction: Frame construction with vinyl siding
• Exterior features: Metal roof

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Hardwood; Vinyl; Other
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump (heating present)
• Interior features: Eat-in kitchen; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $16 ($193/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 $111k (10.9% below list).
• Recommended offer: $111k (10.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#148 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, employment F.
• Lincoln County Schools (rural): math 17% / reading 28% proficiency, ranked #54 of 55 in WV (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: West Hamlin Elementary (math 12% / reading 17%, grade F, #370 of 377 statewide, top 99%, 435 students, 0% FRL); Guyan Valley Middle (math 9% / reading 28%, grade F, #107 of 109 statewide, top 98%, 235 students, 0% FRL); Lincoln County High School (math 12% / reading 42%, grade F, #79 of 110 statewide, top 78%, 852 students, 0% FRL) — zoned schools average 0% FRL vs 55% district-wide (55 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 7 active listings in the ZIP; 12 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Lincoln County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

Recommended offer $111,383 (10.9% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 11% 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. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.89% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.55%
• DSCR: 1.02
• GRM: 9.4

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: -15.4%
• Equity multiple: 0.45×
• Total profit: $-19,214
• Equity at exit: $18,638

10-year hold

• IRR: -6.9%
• Equity multiple: 0.56×
• Total profit: $-15,344
• Equity at exit: $10,808

Cash invested: $35,000 (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 25571

• Home prices YoY: -6.4%
• Active inventory: 7
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,114 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $16

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 94%

Sensitivity live

Price	-10% $102	-5% $59	+0% $16	+5% $-27	+10% $-70
Rent	-10% $-72	-5% $-28	+0% $16	+5% $60	+10% $104
Rate	-1.0pp $79	-0.5pp $48	base $16	+0.5pp $-16	+1.0pp $-49

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $125,000 Active 81 DOM
2. 2026-06-18
   days on market $125,000 Active 80 DOM
3. 2026-06-17
   days on market $125,000 Active 79 DOM
4. 2026-06-16
   days on market $125,000 Active 78 DOM
5. 2026-06-15
   days on market $125,000 Active 77 DOM
6. 2026-06-14
   days on market $125,000 Active 75 DOM
7. 2026-06-12
   days on market $125,000 Active 74 DOM
8. 2026-06-09
   days on market $125,000 Active 71 DOM
9. 2026-06-08
   days on market $125,000 Active 70 DOM
10. 2026-06-07
    days on market $125,000 Active 69 DOM
11. 2026-06-02
    days on market $125,000 Active 64 DOM
12. 2026-06-01
    days on market $125,000 Active 63 DOM
13. 2026-05-31
    days on market $125,000 Active 62 DOM
14. 2026-05-30
    days on market $125,000 Active 61 DOM
15. 2026-04-20
    price $125,000
16. 2026-03-30
    listed $135,000 Active

ⓘ 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: $13,366
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,069
• − Management: −$1,069
• − Depreciation: −$3,636
• Taxable loss: −$1,911
• Est. tax savings @ 24.0%: +$459
• After-tax cash flow: $652/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 · 13 photos

Fair 45/100 Moderate rehab

This home requires moderate repairs and maintenance, including roof replacement and exterior painting, to improve its condition and value.

Repairs flagged

• Major roof — metal roof appears aged and may need replacement
• Moderate exterior siding — some discoloration and wear
• Minor interior paint — some wear and tear

Value-add opportunities

• Both paint exterior siding — enhances curb appeal and value
• Both replace roof — extends the life of the home and improves value
• Both replace carpet — improves comfort and value
• Both paint interior walls — enhances the home's appearance and value
• Both replace windows — improves energy efficiency and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · metal roof appears aged and may need replacement	Major	$15,000–50,000
exterior siding · some discoloration and wear	Moderate	$3,000–15,000
interior paint · some wear and tear	Minor	$500–3,000
Total estimated repair cost · 3 items		$18,500–68,000

Value-add ROI direction

• Both paint exterior siding — enhances curb appeal and value ↑
• Both replace roof — extends the life of the home and improves value ↑
• Both replace carpet — improves comfort and value ↑
• Both paint interior walls — enhances the home's appearance and value ↑
• Both replace windows — improves energy efficiency and value ↑

ⓘ 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: Lincoln County Schools
• NCES district ID: 5400660
• Math proficiency: 17% ▼ -10.00%
• Reading proficiency: 28% ▼ -10.00%
• Median HH income: $34,693
• Composite: 18.48/100
• National rank: #8925
• State rank: #54 of 55 in WV

Livability — West Hamlin

• Score: 64/100
• State rank: #148
• US rank: #14503

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,874

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 20,193 people
• By 2030: 19,294 · -4.5%
• By 2040: 17,358 · -14.0%
• By 2050: 15,464 · -23.4%
• By 2075: 11,491 · -43.1%
• By 2100: 8,039 · -60.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 1%
• Common ancestry: Slovak 5% Serbian 2% Italian 1%
• Foreign-born: 0%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+62.5) · D 17.8% · R 80.3% · Other 1.9%
• 2008→2024 swing: -53.6pp toward R · 2008: -8.9pp · 2024: -62.5pp
• All cycles: 2024: R+62.5 2020: R+54.9 2016: R+54.7 2012: R+31.6 2008: R+8.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -7.35%
• Current HPI: 107.2878
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-7.4% since first listed

2 events — show timeline

• 2026-04-20 Price Changed $125,000 KVBOR
• 2026-03-30 Listed $135,000 KVBOR