819 Mullberry St · Williamson, WV 25661

$140,000

3 bd · 3.0 ba · 1,760 sqft · SingleFamily · 321 Days on market

Built 1998 6,534 sqft lot

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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 +10.5/30.0
• ARV discount +7.5/15.0
• Appreciation +6.4/10.0
• 1% rule +3.1/10.0
• DSCR +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Endless Possibilities. Very Nice 2 Bedroom / 2.5 Bath home with great short term rental possibilities located within minutes of Trail 10 of the Buffalo Mountain ATV Trail of the Hatfield MCCoy Trail System and within 500 ft. of the Old Hospital on College Hill. Main Floor consists of a Living Room and Eat-In Kitchen and a very spacious Bedroom with an En-Suite Bath. Downstairs has a large Living Area, Good Sized Bedroom, Laundry Area. Covered Front Porch, Nice Deck Area and 3 Storage Buildings all located on 5 City Lots.

Key facts

• 6,534 sq ft lot
• Built 1998
• Listed 321 days

Tags

• DECK AREA OVERLOOKING TOWN

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Wood siding; Wood roof
• Exterior features: Deck

Interior

• Kitchen: Refrigerator; Cooktop
• Flooring: Carpet; Laminate; Vinyl
• Heating & cooling: Electric heating; Central air; Ceiling fans
• Interior features: Insulated windows; 5 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-71 ($-856/yr) — negative.
• To cash-flow at today's rent, offer at most $130k (7.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (19.0% below list).
• Recommended offer: $113k (19.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#228 in WV) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+; 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: Williamson Pk8 (math 26% / reading 41%, grade F, #189 of 377 statewide, top 50%, 527 students, 0% FRL); Mingo Central Comprehensive High School (math 12% / reading 32%, grade F, #97 of 110 statewide, top 90%, 635 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: 19 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($968 loan paydown + $4k appreciation (2.7% 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 (2.7% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 321 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $105k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,445 (19.0% 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 321 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
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: 0.81% ✗
• Cap rate: 5.68%
• Cash-on-cash: -2.18%
• DSCR: 0.90
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $40,480
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
58 E Townhill Rd	0.53mi	3/1.0	1,740 (-1%)	7mo	$40,000	$23	59

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

Projected returns pro-forma

2.73% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.7%
• Equity multiple: 1.26×
• Total profit: $10,374
• Equity at exit: $60,857

10-year hold

• IRR: 7.9%
• Equity multiple: 2.17×
• Total profit: $45,812
• Equity at exit: $92,193

Cash invested: $39,200 (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 25661

• Home prices YoY: 2.1%
• Active inventory: 19
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,134 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $-71

Break-even live

Break-even rent $1,225

Max offer price $129,684

Occupancy floor —

Sensitivity live

Price	-10% $25	-5% $-23	+0% $-71	+5% $-120	+10% $-168
Rent	-10% $-161	-5% $-116	+0% $-71	+5% $-26	+10% $18
Rate	-1.0pp $-1	-0.5pp $-36	base $-71	+0.5pp $-108	+1.0pp $-144

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $140,000 Active 321 DOM
2. 2026-06-21
   days on market $140,000 Active 320 DOM
3. 2026-06-18
   days on market $140,000 Active 318 DOM
4. 2026-06-17
   days on market $140,000 Active 317 DOM
5. 2026-06-16
   days on market $140,000 Active 316 DOM
6. 2026-06-15
   days on market $140,000 Active 315 DOM
7. 2026-06-15
   days on market $140,000 Active 314 DOM
8. 2026-06-13
   days on market $140,000 Active 313 DOM
9. 2026-06-12
   days on market $140,000 Active 312 DOM
10. 2026-06-09
    days on market $140,000 Active 309 DOM
11. 2026-06-08
    days on market $140,000 Active 308 DOM
12. 2026-06-08
    days on market $140,000 Active 307 DOM
13. 2026-06-07
    days on market $140,000 Active 306 DOM
14. 2026-06-04
    days on market $140,000 Active 304 DOM
15. 2026-06-03
    days on market $140,000 Active 303 DOM
16. 2026-06-02
    days on market $140,000 Active 302 DOM
17. 2026-06-01
    days on market $140,000 Active 301 DOM
18. 2026-05-31
    days on market $140,000 Active 300 DOM
19. 2026-05-16
    price $140,000
20. 2026-02-05
    status Active
21. 2025-07-12
    listed $150,000 Active
22. 2024-07-05
    listed $135,000 Active
23. 2023-09-25
    soldstatus $105,000 526-char remark

    Show marketing remark (526 chars)

    Endless Possibilities. Very Nice 2 Bedroom / 2.5 Bath home with great short term rental possibilities located within minutes of Trail 10 of the Buffalo Mountain ATV Trail of the Hatfield MCCoy Trail System and within 500 ft. of the Old Hospital on College Hill. Main Floor consists of a Living Room and Eat-In Kitchen and a very spacious Bedroom with an En-Suite Bath. Downstairs has a large Living Area, Good Sized Bedroom, Laundry Area. Covered Front Porch, Nice Deck Area and 3 Storage Buildings all located on 5 City Lots.

24. 2023-06-09
    listed $120,000 526-char remark

    Show marketing remark (526 chars)

    Endless Possibilities. Very Nice 2 Bedroom / 2.5 Bath home with great short term rental possibilities located within minutes of Trail 10 of the Buffalo Mountain ATV Trail of the Hatfield MCCoy Trail System and within 500 ft. of the Old Hospital on College Hill. Main Floor consists of a Living Room and Eat-In Kitchen and a very spacious Bedroom with an En-Suite Bath. Downstairs has a large Living Area, Good Sized Bedroom, Laundry Area. Covered Front Porch, Nice Deck Area and 3 Storage Buildings all located on 5 City Lots.

ⓘ 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 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥103°F today · 20 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: $13,613
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$1,089
• − Management: −$1,089
• − Depreciation: −$4,073
• Taxable loss: −$3,280
• Est. tax savings @ 24.0%: +$787
• After-tax cash flow: $-68/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: 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 — Williamson

• Score: 59/100
• State rank: #228
• US rank: #19971

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Williamson, WV
• Population (ZIP): 4,485

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 (88%)
• Race & ethnicity: White 88% Two or more races 6% Black 6%
• Common ancestry: Serbian 2% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · German/W. Germanic 1%

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: ▲ 2.73%
• Current HPI: 134.3708
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+16.7% since first listed

6 events — show timeline

• 2026-05-16 Price Changed $140,000 EKAR
• 2026-02-05 Relisted — EKAR
• 2025-07-12 Listed $150,000 EKAR
• 2024-07-05 Listed $135,000 EKAR
• 2023-09-25 Sold (MLS) $105,000 EKAR
• 2023-06-09 Listed $120,000 EKAR