110 Dominion Dr · Crab Orchard, WV 25827

$24,000

3 bd · 1.0 ba · 1,520 sqft · SingleFamily public records · 50 Days on market

Built 1945 ↓ 41% 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 +10.4/30.0
• ARV discount +7.5/15.0
• Appreciation +5.6/10.0
• DSCR +3.0/10.0
• Schools +3.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0

Listing remarks

Looking for investment property, well here you go, ,, it's 2 for 1.. .there is a single story home AND a detached garage with an apartment over top. .. the possibilities here are endless. https://www. hubzu.com/property/9450018661017-110-DOMINION-DRIVE-Crab-Orchard-WV-25827

Key facts

• Apartment over top
• Single story home
• Detached garage

Tags

• SINGLE STORY HOME
• DETACHED GARAGE
• APARTMENT OVER TOP

Property features AI

Finance

• Other: Lot size approximately 0.37 acres; Zoning listed as Unknown
• Financial info: No investor or income/expense details listed
• HOA & community: No HOA information listed

Exterior

• Parking: Attached garage with 1 garage space; Additional parking with apartment
• Security: No security features listed
• Utilities: No specific utilities listed
• Home design: Residential property; One-story layout
• Construction: Aluminum siding exterior; Block foundation; Built year not specified
• Exterior features: Metal roof

Interior

• Kitchen: No appliances listed
• Bedrooms: Total of 7 rooms (bedroom count not specified)
• Flooring: Carpet; Hardwood; Vinyl; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; No cooling
• Interior features: Laminate counters; Carpet, hardwood, vinyl, and laminate flooring
• Laundry & utility: No laundry or utility appliances listed

🔨 Auction listing. The $24,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $179,360 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $24k.

Deal economics

• At list price, monthly cash flow is $-162 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $24k).
• Recommended offer: $23k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#241 in WV) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Raleigh County Schools (rural): math 29% / reading 42% proficiency, ranked #14 of 55 in WV (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Independence Middle School (math 33% / reading 52%, grade D-, #13 of 109 statewide, top 13%, 477 students, 0% FRL); Independence High School (math 12% / reading 37%, grade F, #91 of 110 statewide, top 85%, 572 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: 6 active listings in the ZIP; 41 units permitted in Raleigh County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($1k loan paydown + $2k appreciation (1.2% local appreciation)).
• Raleigh County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($23k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $23,280 (3.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.68% ✗
• Cap rate: 5.65%
• Cash-on-cash: -2.28%
• DSCR: 0.90
• GRM: 12.2

CMA / ARV

• ARV (on-the-fly): $179,360
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Stoney Ave	0.48mi	3/1.5	1,404 (-8%)	4mo	$212,000	$151	60
212 Willis Ave	0.41mi	3/2.0	1,608 (+6%)	19mo	$189,900	$118	51
141 Apple St	0.56mi	3/2.0	1,467 (-4%)	20mo	$99,900	$68	47
150 Oak Ln	0.51mi	4/2.0 (+1)	1,512 (-0%)	23mo	$196,000	$130	47
458 Cedar Rd	0.60mi	3/2.0	1,650 (+9%)	10mo	$60,000	$36	45
141 Walter St	0.55mi	3/1.0	1,403 (-8%)	20mo	$165,000	$118	44
166 Wilcox Valley Ave	0.29mi	4/2.0 (+1)	1,336 (-12%)	19mo	$55,000	$41	42
1680 Robert C Byrd Dr	0.56mi	3/1.0	1,394 (-8%)	22mo	$25,000	$18	41
422 Lincoln St	0.70mi	3/2.0	1,455 (-4%)	18mo	$199,900	$137	41
233 Crab Orchard Ave	0.68mi	4/2.0 (+1)	1,450 (-5%)	22mo	$159,000	$110	33

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

Projected returns pro-forma

1.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.1%
• Equity multiple: 0.89×
• Total profit: $-5,279
• Equity at exit: $63,063

10-year hold

• IRR: 2.8%
• Equity multiple: 1.35×
• Total profit: $17,752
• Equity at exit: $85,241

Cash invested: $50,221 (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 25827

• Home prices YoY: 0.6%
• Active inventory: 6
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $1,225 medium
• Mortgage (P&I): −$941
• Tax from tax record: −$48 /mo · $576/yr
• Insurance: −$75
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $-162

Break-even live

Break-even rent $1,430

Max offer price $150,771

Occupancy floor —

Sensitivity live

Price	-10% $-60	-5% $-111	+0% $-162	+5% $-213	+10% $-263
Rent	-10% $-259	-5% $-210	+0% $-162	+5% $-113	+10% $-65
Rate	-1.0pp $-72	-0.5pp $-116	base $-162	+0.5pp $-208	+1.0pp $-256

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: $44,840
• Closing costs: $5,381
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-12
   statusdays on market $24,000 Pending 50 DOM
2. 2026-04-22
   price $24,000
3. 2026-04-08
   listed $26,000 Active
4. 1998-04-16
   soldstatus $40,775

ⓘ 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: $576 · $48/mo
• Projected year-2 tax: $576 · $48/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 76% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,702
• − Mortgage interest: −$10,047
• − Property taxes: −$576
• − Insurance: −$1,694
• − Repairs & maintenance: −$1,176
• − Management: −$1,176
• − Depreciation: −$5,218
• Taxable loss: −$5,185
• Est. tax savings @ 24.0%: +$1,244
• After-tax cash flow: $-698/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: Raleigh County Schools
• NCES district ID: 5401230
• Math proficiency: 29% ▼ -8.00%
• Reading proficiency: 42% ▼ -3.00%
• Median HH income: $39,828
• Composite: 29.74/100
• National rank: #6445
• State rank: #14 of 55 in WV

Livability — Crab Orchard

• Score: 58/100
• State rank: #241
• US rank: #20846

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crab Orchard, WV
• Population (ZIP): 1,851

Population outlook (Raleigh County) Hauer SSP2

• Today (2025): 73,505 people
• By 2030: 70,954 · -3.5%
• By 2040: 66,038 · -10.2%
• By 2050: 61,919 · -15.8%
• By 2075: 51,954 · -29.3%
• By 2100: 39,724 · -46.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Iranian 1% Slovak 1% Romanian 1%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Raleigh

• 2024 margin: Solid R (+54.3) · D 22.0% · R 76.3% · Other 1.6%
• 2008→2024 swing: -28.5pp toward R · 2008: -25.9pp · 2024: -54.3pp
• All cycles: 2024: R+54.3 2020: R+50.4 2016: R+52.8 2012: R+44.6 2008: R+25.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.20%
• Current HPI: 212.1421
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-41.1% since first listed

3 events — show timeline

• 2026-04-22 Price Changed $24,000 GVBOR
• 2026-04-08 Listed $26,000 GVBOR
• 1998-04-16 Sold (Public Records) $40,775 Public Records

Property tax history

+29.7%/yr

Latest (2025): $576 · +1029.8% YoY. Source: county tax records.