309 8th Ave · Hinton, WV 25951

$60,000

3 bd · 1.0 ba · 1,344 sqft · SingleFamily · 224 Days on market

Built 1930 Est $103k · 42% under ↓ 45% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

Charming 3-Bedroom Home in the Heart of Hinton, WV with River Views! Whether you're a first-time homebuyer ready to plant roots or an investor looking to expand your portfolio, this property is a smart move. This 3-bedroom, 1 full bathroom home with excellent hardwoods offers the perfect blend of comfort, value, and potential all set in the scenic, small-town charm of Hinton, West Virginia just minutes from Americas newest National Park and Preserve-The New River Gorge hosting world class outdoor recreation.

Key facts

• Heart of hinton
• New river gorge
• River views

Tags

• RIVER VIEWS
• HEART OF HINTON
• NEW RIVER GORGE

Property features AI

Exterior

• Home design: Residential 2-story
• Construction: Block foundation
• Exterior features: Wood and shingle roof; Property has a view

Interior

• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Floor furnace heating; Central air conditioning
• Interior features: Hardwood floors; Six total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $450 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.3% vs local median 2.6% in Hinton — 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 62/100 on livability (#188 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Summers County Schools (town): math 18% / reading 32% proficiency, ranked #49 of 55 in WV (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 53 active listings in the ZIP; 19 units permitted in Summers County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($415 loan paydown + $2k appreciation (3.7% local appreciation)).
• Summers County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.7% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 224 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $50k (45%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 224 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 1930 — 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: 1.82% ✓
• Cap rate: 15.29%
• Cash-on-cash: 32.13%
• DSCR: 2.43
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $103,488
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
813 Cardinal Way	0.09mi	3/2.0	1,260 (-6%)	14mo	$97,500	$77	70
1318 Temple St	0.35mi	3/1.0	1,170 (-13%)	14mo	$25,000	$21	51

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

Projected returns pro-forma

3.7% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.0%
• Equity multiple: 3.27×
• Total profit: $38,135
• Equity at exit: $29,358

10-year hold

• IRR: 38.4%
• Equity multiple: 6.53×
• Total profit: $92,944
• Equity at exit: $47,189

Cash invested: $16,800 (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 25951

• Home prices YoY: 1.8%
• Active inventory: 53
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,094 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $450

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 54%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $60,000 Active 224 DOM
2. 2026-06-17
   days on market $60,000 Active 223 DOM
3. 2026-06-16
   days on market $60,000 Active 222 DOM
4. 2026-06-15
   days on market $60,000 Active 221 DOM
5. 2026-06-15
   days on market $60,000 Active 220 DOM
6. 2026-06-13
   days on market $60,000 Active 219 DOM
7. 2026-06-12
   days on market $60,000 Active 218 DOM
8. 2026-06-09
   days on market $60,000 Active 215 DOM
9. 2026-06-08
   days on market $60,000 Active 214 DOM
10. 2026-06-08
    days on market $60,000 Active 213 DOM
11. 2026-06-07
    days on market $60,000 Active 212 DOM
12. 2026-06-04
    days on market $60,000 Active 210 DOM
13. 2026-06-03
    days on market $60,000 Active 209 DOM
14. 2026-06-02
    days on market $60,000 Active 208 DOM
15. 2026-06-01
    days on market $60,000 Active 207 DOM
16. 2026-05-31
    days on market $60,000 Active 206 DOM
17. 2026-05-16
    status Active
18. 2026-05-16
    price $60,000
19. 2026-05-16
    historical
20. 2026-01-19
    price $99,000
21. 2025-11-06
    listed $110,000 Active

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥93°F today · 23 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $13,132
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,051
• − Management: −$1,051
• − Depreciation: −$1,745
• Taxable income: $4,725
• Est. tax owed @ 24.0%: −$1,134
• After-tax cash flow: $4,265/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: Summers County Schools
• NCES district ID: 5401350
• Math proficiency: 18% ▼ -8.00%
• Reading proficiency: 32% ▼ -4.00%
• Median HH income: $33,089
• Composite: 20.39/100
• National rank: #8593
• State rank: #49 of 55 in WV

Livability — Hinton

• Score: 62/100
• State rank: #188
• US rank: #17062

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hinton, WV
• Population (ZIP): 5,286

Population outlook (Summers County) Hauer SSP2

• Today (2025): 11,605 people
• By 2030: 10,904 · -6.0%
• By 2040: 9,658 · -16.8%
• By 2050: 8,619 · -25.7%
• By 2075: 6,920 · -40.4%
• By 2100: 5,819 · -49.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Black 7% Two or more races 2%
• Common ancestry: Slovak 4% Serbian 2% Iranian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Summers

• 2024 margin: Solid R (+51.4) · D 23.3% · R 74.7% · Other 2.0%
• 2008→2024 swing: -40.1pp toward R · 2008: -11.3pp · 2024: -51.4pp
• All cycles: 2024: R+51.4 2020: R+47.0 2016: R+46.6 2012: R+28.8 2008: R+11.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.70%
• Current HPI: 211.4453
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-45.5% since first listed

5 events — show timeline

• 2026-05-16 Relisted — GVBOR
• 2026-05-16 Price Changed $60,000 GVBOR
• 2026-05-16 Delisted — GVBOR
• 2026-01-19 Price Changed $99,000 GVBOR
• 2025-11-06 Listed $110,000 GVBOR