53 Meadow Breeze Ln · Kermit, WV 25674

$78,000

1 bd · 1.5 ba · 1,275 sqft · SingleFamily · 82 Days on market

Built 1960 Good condition 7,841 sqft lot ↓ 7% since listing

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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 +27.4/30.0
• DSCR +9.6/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Appreciation +6.1/10.0
• Condition / age +3.8/5.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0

Listing remarks

Cute cottage with country flair! Various updates throughout with beautiful wooden planks on the walls. The floors have been upgraded to engineered hardwoods on the main level. Kitchen is upgraded with grey cabinets, and a large island. Two utility rooms, one is big enough to be a flex room/mud room/pantry/storage. House sits right off US 52, and easy access road. Fenced in yard with storage area, with large room on second level. It is a 14 X 14. By using a little imagination, the room could be used for a media room for teenagers, or adults, whatever you decide.

Key facts

• Grey cabinets
• Large room
• Engineered hardwoods

Tags

• ENGINEERED HARDWOODS
• GREY CABINETS
• LARGE ISLAND
• FENCED IN YARD
• STORAGE AREA
• LARGE ROOM

Property features AI

Exterior

• Utilities: Public water; Septic tank sewer
• Home design: Single-story ranch; Residential property
• Construction: Frame construction with vinyl siding
• Exterior features: Porch; Storage; Fenced yard with privacy fencing; Metal roof

Interior

• Bedrooms: Total rooms: 5
• Flooring: Hardwood floors; Laminate floors; Vinyl floors
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump heating; Central air conditioning (electric); Has heating and cooling
• Interior features: Storm windows; Storage

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath single-family listed at $78k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $227 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($970 rent vs $78k).
• Recommended offer: $73k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#207 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.
• Mingo County Schools (rural): math 21% / reading 36% proficiency, ranked #42 of 55 in WV (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Kermit Pre K8 (math 32% / reading 42%, grade F, #130 of 377 statewide, top 39%, 309 students, 0% FRL); Tug Valley High School (math 15% / reading 44%, grade F, #66 of 110 statewide, top 61%, 382 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: 1 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($539 loan paydown + $2k appreciation (2.3% local appreciation)).
• Mingo County population projected at -37% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.3% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Recommended offer $73,320 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% 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. 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. 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: 1.24% ✓
• Cap rate: 9.79%
• Cash-on-cash: 12.50%
• DSCR: 1.56
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.27% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.5%
• Equity multiple: 1.96×
• Total profit: $20,928
• Equity at exit: $31,910

10-year hold

• IRR: 19.6%
• Equity multiple: 3.66×
• Total profit: $58,037
• Equity at exit: $46,848

Cash invested: $21,840 (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 25674

• Home prices YoY: 1.8%
• Active inventory: 1
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $970 medium
• Mortgage (P&I): −$409
• Tax est. 1.5%: −$98 /mo · $1,170/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $227

Break-even live

Break-even rent $682

Max offer price $78,000

Occupancy floor 72%

Sensitivity live

Price	-10% $281	-5% $254	+0% $227	+5% $201	+10% $174
Rent	-10% $151	-5% $189	+0% $227	+5% $266	+10% $304
Rate	-1.0pp $267	-0.5pp $247	base $227	+0.5pp $207	+1.0pp $187

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-12
   statusdays on market $78,000 Pending 82 DOM
2. 2026-06-09
   days on market $78,000 Active 81 DOM
3. 2026-06-08
   days on market $78,000 Active 80 DOM
4. 2026-06-08
   days on market $78,000 Active 79 DOM
5. 2026-06-07
   days on market $78,000 Active 78 DOM
6. 2026-06-04
   days on market $78,000 Active 76 DOM
7. 2026-06-03
   days on market $78,000 Active 75 DOM
8. 2026-06-02
   days on market $78,000 Active 74 DOM
9. 2026-06-01
   days on market $78,000 Active 73 DOM
10. 2026-05-31
    days on market $78,000 Active 72 DOM
11. 2026-04-07
    price $88,000
12. 2026-03-20
    listed $95,000 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: $11,643
• − Mortgage interest: −$4,369
• − Property taxes: −$1,170
• − Insurance: −$390
• − Repairs & maintenance: −$931
• − Management: −$931
• − Depreciation: −$2,269
• Taxable income: $1,582
• Est. tax owed @ 24.0%: −$380
• After-tax cash flow: $2,350/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

Good 75/100 Cosmetic rehab

This charming cottage with country flair has been updated with new flooring and kitchen cabinets, making it move-in ready. A fresh coat of paint on the exterior trim and cleaning the gutters would further enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior trim — Fresh paint will enhance curb appeal and property value.
• Both Replace or clean gutters — Clean gutters will prevent water damage and improve property value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Fresh paint will enhance curb appeal and property value. ↑
• Both Replace or clean gutters — Clean gutters will prevent water damage and improve property 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: Mingo County Schools
• NCES district ID: 5400900
• Math proficiency: 21% ▼ -14.00%
• Reading proficiency: 36% ▼ -6.00%
• Median HH income: $32,574
• Composite: 23.24/100
• National rank: #7937
• State rank: #42 of 55 in WV

Livability — Kermit

• Score: 61/100
• State rank: #207
• US rank: #18318

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,056

Population outlook (Mingo County) Hauer SSP2

• Today (2025): 21,874 people
• By 2030: 20,048 · -8.3%
• By 2040: 16,653 · -23.9%
• By 2050: 13,842 · -36.7%
• By 2075: 8,629 · -60.6%
• By 2100: 5,142 · -76.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%

Political lean MEDSL · Mingo

• 2024 margin: Solid R (+73.8) · D 12.5% · R 86.3% · Other 1.2%
• 2008→2024 swing: -61.7pp toward R · 2008: -12.1pp · 2024: -73.8pp
• All cycles: 2024: R+73.8 2020: R+71.3 2016: R+68.8 2012: R+42.5 2008: R+12.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.27%
• Current HPI: 129.7703
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-7.4% since first listed

2 events — show timeline

• 2026-04-07 Price Changed $88,000 KVBOR
• 2026-03-20 Listed $95,000 KVBOR