504 Brammer St · Mullens, WV 25882

$114,500

3 bd · 1.5 ba · 1,640 sqft · SingleFamily · 90 Days on market

Built 1947 Good condition 3,262 sqft lot Est $95k · 20% over

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Why this score? — see what drove the C- 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 +21.0/30.0
• Appreciation +7.6/10.0
• DSCR +6.7/10.0
• 1% rule +5.5/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• ARV discount +0.0/15.0

Listing remarks

SELLER OFFERING UP TO A $3,000 BUYER CREDIT AT CLOSING! This beautifully refreshed, move-in ready home sits high above the city, offering breathtaking mountain views from your private deck. Enjoy easy one-level living with a layout designed for comfort and convenience—ideal for a variety of lifestyles. The home features numerous updates, including most new appliances, doors, and windows, as well as luxury vinyl plank flooring in the kitchen and bathrooms. All bathrooms have updated fixtures and hardware. The interior of the home has been freshly painted. The finished walkout basement adds incredible flexibility, featuring a fourth bedroom and potential for a second apartment, with all

Key facts

• Private deck
• Renovated bathrooms
• New appliances

Tags

• PRIVATE DECK
• NEW APPLIANCES
• LUXURY VINYL PLANK FLOORING
• RENOVATED BATHROOMS
• FINISHED WALKOUT BASEMENT
• FOURTH BEDROOM

Property features AI

Exterior

• Parking: No garage
• Security: Security system
• Utilities: Public water; Public sewer
• Home design: Residential property
• Construction: Block and vinyl siding construction; Below-grade finished area (basement) present
• Exterior features: Deck; Privacy fencing / fenced yard; Landscaped lot; Mountain views; Asphalt roof

Interior

• Kitchen: Range; Cooktop; Built-in range; Dishwasher; Disposal; Gas water heater
• Flooring: Hardwood; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas forced-air heating; Central air; Ceiling fans
• Interior features: Eat-in kitchen; Entrance foyer; Ceiling fans; Fireplace
• Laundry & utility: Washer hookup; Unfinished basement with bath stubbed

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $114k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $162 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $114k).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#151 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Wyoming County Schools (rural): math 20% / reading 38% proficiency, ranked #37 of 55 in WV (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Mullens Elementary School (math 32% / reading 37%, grade F, #148 of 377 statewide, top 49%, 177 students, 0% FRL); Mullens Middle School (math 8% / reading 37%, grade F, #94 of 109 statewide, top 86%, 135 students, 0% FRL); Wyoming County East High School (math 17% / reading 37%, grade F, #79 of 110 statewide, top 78%, 473 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: 4 active listings in the ZIP.

Forward outlook

• In year one you build about $7k of equity ($792 loan paydown + $6k appreciation (5.2% local appreciation)).
• Wyoming County population projected at -34% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.2% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $114k implies a 154% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $107,630 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 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 1947 — 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 D-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: 1.05% ✓
• Cap rate: 7.99%
• Cash-on-cash: 6.05%
• DSCR: 1.27
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $95,120
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
612 Circle Dr	0.08mi	4/2.0 (+1)	1,776 (+8%)	21mo	$62,000	$35	58
616 Florence St	0.11mi	3/2.0	1,454 (-11%)	24mo	$85,000	$58	54

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

Projected returns pro-forma

5.22% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.6%
• Equity multiple: 2.19×
• Total profit: $38,126
• Equity at exit: $66,398

10-year hold

• IRR: 18.5%
• Equity multiple: 4.30×
• Total profit: $105,762
• Equity at exit: $115,864

Cash invested: $32,060 (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 25882

• Home prices YoY: 3.8%
• Active inventory: 4
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,206 medium
• Mortgage (P&I): −$600
• Tax est. 1.5%: −$143 /mo · $1,718/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $162

Break-even live

Break-even rent $1,002

Max offer price $114,500

Occupancy floor 82%

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: $28,625
• Closing costs: $3,435
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $114,500 Active 90 DOM
2. 2026-06-17
   days on market $114,500 Active 89 DOM
3. 2026-06-16
   days on market $114,500 Active 88 DOM
4. 2026-06-15
   days on market $114,500 Active 87 DOM
5. 2026-06-15
   days on market $114,500 Active 86 DOM
6. 2026-06-13
   days on market $114,500 Active 85 DOM
7. 2026-06-12
   days on market $114,500 Active 84 DOM
8. 2026-06-09
   days on market $114,500 Active 81 DOM
9. 2026-06-08
   days on market $114,500 Active 80 DOM
10. 2026-06-08
    days on market $114,500 Active 79 DOM
11. 2026-06-07
    days on market $114,500 Active 78 DOM
12. 2026-06-04
    days on market $114,500 Active 76 DOM
13. 2026-06-03
    days on market $114,500 Active 75 DOM
14. 2026-06-02
    days on market $114,500 Active 74 DOM
15. 2026-06-01
    days on market $114,500 Active 73 DOM
16. 2026-05-31
    days on market $114,500 Active 72 DOM
17. 2026-05-11
    price $114,500
18. 2026-04-14
    price $120,000
19. 2026-03-20
    listed $129,900 Active
20. 2026-02-24
    price
21. 2026-02-19
    price
22. 2026-01-17
    listed Active
23. 2024-11-22
    listed Active
24. 2021-02-25
    soldstatus $45,000
25. 2020-12-05
    listed $47,000

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 8 d/yr ≥94°F today · 25 d/yr by 30 yrs out
• 💨 Wind 1/10 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: $14,475
• − Mortgage interest: −$6,414
• − Property taxes: −$1,718
• − Insurance: −$572
• − Repairs & maintenance: −$1,158
• − Management: −$1,158
• − Depreciation: −$3,331
• Taxable income: $124
• Est. tax owed @ 24.0%: −$30
• After-tax cash flow: $1,910/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 · 12 photos

Good 75/100 Cosmetic rehab

This move-in ready home offers a good condition with recent updates and a solid structure, making it an attractive investment opportunity.

Value-add opportunities

• Resale update exterior paint — enhances curb appeal
• Both install new front door — improves both appearance and security
• Both install new windows — increases natural light and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Resale update exterior paint — enhances curb appeal ↑
• Both install new front door — improves both appearance and security ↑
• Both install new windows — increases natural light and energy efficiency ↑

ⓘ 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: Wyoming County Schools
• NCES district ID: 5401650
• Math proficiency: 20% ▼ -11.00%
• Reading proficiency: 38% ▼ -8.00%
• Median HH income: $35,763
• Composite: 23.94/100
• National rank: #7783
• State rank: #37 of 55 in WV

Livability — Mullens

• Score: 64/100
• State rank: #151
• US rank: #14668

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mullens, WV
• Population (ZIP): 2,361

Population outlook (Wyoming County) Hauer SSP2

• Today (2025): 19,301 people
• By 2030: 17,775 · -7.9%
• By 2040: 14,923 · -22.7%
• By 2050: 12,703 · -34.2%
• By 2075: 8,812 · -54.3%
• By 2100: 6,146 · -68.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Black 4% Hispanic / Latino 3%
• Common ancestry: Italian 15% Iranian 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Wyoming

• 2024 margin: Solid R (+73.0) · D 12.9% · R 86.0% · Other 1.1%
• 2008→2024 swing: -48.0pp toward R · 2008: -25.1pp · 2024: -73.0pp
• All cycles: 2024: R+73.0 2020: R+72.1 2016: R+70.0 2012: R+55.7 2008: R+25.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.22%
• Current HPI: 142.1611
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+143.6% since first listed

9 events — show timeline

• 2026-05-11 Price Changed $114,500 BBOR
• 2026-04-14 Price Changed $120,000 BBOR
• 2026-03-20 Listed $129,900 BBOR
• 2026-02-24 Price Changed — BBOR
• 2026-02-19 Price Changed — BBOR
• 2026-01-17 Listed — BBOR
• 2024-11-22 Listed — BBOR
• 2021-02-25 Sold (MLS) $45,000 BBOR
• 2020-12-05 Listed $47,000 BBOR