1700 Ohio St · Bluefield, WV 24701

$95,000

4 bd · 1.0 ba · 1,566 sqft · SingleFamily public records · 196 Days on market

Built 1940 Est $124k · 23% under ↓ 19% since listing

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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
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Appreciation +6.7/10.0
• Livability +2.8/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming 4-Bedroom Home on a Corner Level Lot Welcome to this charming 4-bedroom, 1-bath home located in a great neighborhood, perfect for first-time buyers or anyone looking to downsize. This inviting home features both a living room and a family room, offering flexible spaces for relaxing, entertaining, or creating a home office. The property includes original hardwood floors that add character and timeless appeal, along with a durable metal roof for long-lasting protection and low-maintenance peace of mind. Situated on a level corner lot, the home provides ample outdoor space to enjoy. Located within walking distance to the VA line with access to all amenities.

Key facts

• Durable metal roof
• Ample outdoor space
• Corner level lot

Tags

• CORNER LEVEL LOT
• ORIGINAL HARDWOOD FLOORS
• DURABLE METAL ROOF
• AMPLE OUTDOOR SPACE
• WALKING DISTANCE TO VA LINE

Property features AI

Exterior

• Parking: Asphalt parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; 2-story
• Construction: Stucco exterior; Has a crawl space and partial, unfinished basement
• Exterior features: Storage structure on property

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Window air conditioning units
• Interior features: Insulated windows; Storm door(s)

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $304 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 5.2% in Bluefield — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 56/100 on livability (#265 in WV) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D+, amenities F, commute F.
• Mercer County Schools (town): math 26% / reading 37% proficiency, ranked #28 of 55 in WV (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Bluefield Primary School (346 students, 0% FRL); Bluefield Middle School (math 21% / reading 35%, grade F, #66 of 109 statewide, top 63%, 467 students, 0% FRL); Bluefield High School (math 22% / reading 47%, grade F, #42 of 110 statewide, top 47%, 608 students, 0% FRL) — zoned schools average 0% FRL vs 54% district-wide (54 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 52 active listings in the ZIP; 4 units permitted in Mercer County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($657 loan paydown + $3k appreciation (3.4% local appreciation)).
• Mercer County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.4% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 196 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $22k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 196 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.32% ✓
• Cap rate: 10.84%
• Cash-on-cash: 16.24%
• DSCR: 1.72
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $123,714
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1217 Augusta St	0.44mi	3/2.0 (-1)	1,680 (+7%)	20mo	$120,000	$71	42
901 Frederick St	0.67mi	3/1.0 (-1)	1,420 (-9%)	16mo	$100,000	$70	34
870 Shenandoah Ave	0.71mi	3/2.0 (-1)	1,704 (+9%)	16mo	$134,000	$79	30
912 Augusta St	0.63mi	3/2.0 (-1)	1,776 (+13%)	22mo	$147,500	$83	21

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

Projected returns pro-forma

3.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.3%
• Equity multiple: 2.24×
• Total profit: $33,020
• Equity at exit: $45,002

10-year hold

• IRR: 22.1%
• Equity multiple: 4.30×
• Total profit: $87,823
• Equity at exit: $71,185

Cash invested: $26,600 (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 24701

• Home prices YoY: 1.6%
• Active inventory: 52
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,253 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$92 /mo · $1,104/yr
• Insurance: −$40
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $304

Break-even live

Break-even rent $867

Max offer price $95,000

Occupancy floor 71%

Sensitivity live

Price	-10% $358	-5% $331	+0% $304	+5% $278	+10% $251
Rent	-10% $205	-5% $255	+0% $304	+5% $354	+10% $403
Rate	-1.0pp $352	-0.5pp $329	base $304	+0.5pp $280	+1.0pp $255

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $95,000 Active 196 DOM
2. 2026-06-18
   days on market $95,000 Active 195 DOM
3. 2026-06-17
   days on market $95,000 Active 194 DOM
4. 2026-06-16
   days on market $95,000 Active 193 DOM
5. 2026-06-15
   days on market $95,000 Active 192 DOM
6. 2026-06-14
   days on market $95,000 Active 190 DOM
7. 2026-06-12
   days on market $95,000 Active 189 DOM
8. 2026-06-09
   days on market $95,000 Active 186 DOM
9. 2026-06-08
   days on market $95,000 Active 185 DOM
10. 2026-06-07
    days on market $95,000 Active 184 DOM
11. 2026-06-05
    days on market $95,000 Active 181 DOM
12. 2026-06-02
    days on market $95,000 Active 179 DOM
13. 2026-06-01
    days on market $95,000 Active 178 DOM
14. 2026-05-31
    days on market $95,000 Active 177 DOM
15. 2026-05-30
    days on market $95,000 Active 176 DOM
16. 2026-05-26
    status Active
17. 2026-04-14
    price $95,000
18. 2026-02-12
    price $104,900
19. 2025-12-15
    status Active
20. 2025-11-19
    listed $117,500 Active

ⓘ 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: $1,104 · $92/mo
• Projected year-2 tax: $1,104 · $92/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥90°F today · 25 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: $15,034
• − Mortgage interest: −$5,321
• − Property taxes: −$1,104
• − Insurance: −$1,142
• − Repairs & maintenance: −$1,203
• − Management: −$1,203
• − Depreciation: −$2,764
• Taxable income: $2,298
• Est. tax owed @ 24.0%: −$552
• After-tax cash flow: $3,102/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: Mercer County Schools
• NCES district ID: 5400840
• Math proficiency: 26% ▼ -13.00%
• Reading proficiency: 37% ▼ -6.00%
• Median HH income: $35,064
• Composite: 25.98/100
• National rank: #7325
• State rank: #28 of 55 in WV

Livability — Bluefield

• Score: 56/100
• State rank: #265
• US rank: #22470

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bluefield, WV
• County: Mercer County · 33,615 people
• City population: 17,117
• Metro: Bluefield, WV-VA
• Population (ZIP): 17,117
• Household income: $50,455
• Rent vs Own: 31.5% rent · 68.5% own
• Severe rent burden: 302.0

Population outlook (Mercer County) Hauer SSP2

• Today (2025): 57,860 people
• By 2030: 55,781 · -3.6%
• By 2040: 51,365 · -11.2%
• By 2050: 47,476 · -17.9%
• By 2075: 38,851 · -32.9%
• By 2100: 30,053 · -48.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 9% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Serbian 1% Danish 1%
• Foreign-born: 1%
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Mercer

• 2024 margin: Solid R (+57.3) · D 20.6% · R 77.9% · Other 1.5%
• 2008→2024 swing: -29.8pp toward R · 2008: -27.6pp · 2024: -57.3pp
• All cycles: 2024: R+57.3 2020: R+54.4 2016: R+55.3 2012: R+47.1 2008: R+27.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.42%
• Current HPI: 215.9682
• Rent YoY: —
• Metro: Bluefield, WV-VA
• State GDP YoY: —
• F500 in state: 0

Price history

-19.1% since first listed

5 events — show timeline

• 2026-05-26 Relisted — MTCBOR
• 2026-04-14 Price Changed $95,000 MTCBOR
• 2026-02-12 Price Changed $104,900 MTCBOR
• 2025-12-15 Relisted — MTCBOR
• 2025-11-19 Listed $117,500 MTCBOR

Property tax history

+22.6%/yr

Latest (2025): $1,104 · +6.6% YoY. Source: county tax records.