10 Mace Mountain Vw · Valley Head, WV 26291

$72,900

1 bd · 1.0 ba · 576 sqft · SingleFamily · 43 Days on market

Built 2006 Good condition

---

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 +21.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• Appreciation +6.6/10.0
• 1% rule +5.6/10.0
• Condition / age +3.8/5.0
• Livability +3.0/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0

Listing remarks

Cute 1 bed/1 bath condo just a few miles from Snowshoe, Elk River, National Forest and the rest of the outdoor wonderland of West Virginia. Property comes furnished and ready to use, this is an affordable way to start your property portfolio. 576 sq/ft, low HOA fees, complex is under new management and the future looks bright.

Key facts

• Built 2006
• Listed 42 days

Property features AI

Finance

• Other: Directions: Route 219N just before Randolph/Pocahontas County line; property is on the backside of the complex.
• HOA & community: Property is part of a homeowners association

Exterior

• Utilities: Well water; Electricity available
• Home design: Residential condo
• Construction: Block foundation
• Exterior features: Wood and shingle roof

Interior

• Kitchen: Microwave; Refrigerator; Oven
• Bedrooms: 3 total rooms (includes bedrooms and living areas)
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Electric heating; No cooling system
• Interior features: Laminate counters; Window treatments; Has a view

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $73k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $41 ($496/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($774 rent vs $73k).
• Recommended offer: $71k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#227 in WV) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing C-, health & safety C-, schools F.
• Pocahontas County Schools (rural): math 31% / reading 39% proficiency, ranked #19 of 55 in WV (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 43 active listings in the ZIP; 2 units permitted in Pocahontas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($504 loan paydown + $2k appreciation (3.1% local appreciation)).
• Pocahontas County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.1% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($71k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,713 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.06% ✓
• Cap rate: 8.07%
• Cash-on-cash: 6.34%
• DSCR: 1.28
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.2%
• Equity multiple: 1.59×
• Total profit: $12,028
• Equity at exit: $33,374

10-year hold

• IRR: 12.5%
• Equity multiple: 2.89×
• Total profit: $38,522
• Equity at exit: $51,901

Cash invested: $20,412 (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 26291

• Home prices YoY: 1.8%
• Active inventory: 43
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $774 medium
• Mortgage (P&I): −$382
• Tax est. 1.5%: −$91 /mo · $1,094/yr
• Insurance: −$30
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$163
• Net cashflow: $41

Break-even live

Break-even rent $722

Max offer price $72,900

Occupancy floor 90%

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: $18,225
• Closing costs: $2,187
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $72,900 Active 43 DOM
2. 2026-06-17
   days on market $72,900 Active 42 DOM
3. 2026-06-16
   days on market $72,900 Active 41 DOM
4. 2026-06-15
   days on market $72,900 Active 40 DOM
5. 2026-06-15
   days on market $72,900 Active 39 DOM
6. 2026-06-13
   days on market $72,900 Active 38 DOM
7. 2026-06-12
   days on market $72,900 Active 37 DOM
8. 2026-06-09
   days on market $72,900 Active 34 DOM
9. 2026-06-08
   days on market $72,900 Active 33 DOM
10. 2026-06-08
    days on market $72,900 Active 32 DOM
11. 2026-06-07
    days on market $72,900 Active 31 DOM
12. 2026-06-04
    days on market $72,900 Active 29 DOM
13. 2026-06-03
    days on market $72,900 Active 28 DOM
14. 2026-06-02
    days on market $72,900 Active 27 DOM
15. 2026-06-01
    days on market $72,900 Active 26 DOM
16. 2026-05-31
    days on market $72,900 Active 25 DOM
17. 2026-05-06
    listed $72,900 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 8 d/yr ≥82°F today · 23 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,290
• − Mortgage interest: −$4,084
• − Property taxes: −$1,094
• − Insurance: −$1,162
• − Repairs & maintenance: −$743
• − Management: −$743
• − Depreciation: −$2,121
• Taxable loss: −$656
• Est. tax savings @ 24.0%: +$157
• After-tax cash flow: $654/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 single-family home is in good condition with cosmetic updates needed. It's located in a desirable area with low HOA fees and new management, making it an attractive investment opportunity.

Value-add opportunities

• Both Paint the interior walls — Fresh paint can make the space feel new and inviting
• Resale Replace the kitchen faucet — A new faucet can improve the kitchen's appearance and functionality
• Both Install new window treatments — New curtains or blinds can enhance the home's curb appeal and privacy
• Both Upgrade the flooring — New flooring can significantly improve the home's appearance and value
• Resale Replace the kitchen appliances — Modern appliances can attract more buyers and renters

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the interior walls — Fresh paint can make the space feel new and inviting ↑
• Resale Replace the kitchen faucet — A new faucet can improve the kitchen's appearance and functionality ↑
• Both Install new window treatments — New curtains or blinds can enhance the home's curb appeal and privacy ↑
• Both Upgrade the flooring — New flooring can significantly improve the home's appearance and value ↑
• Resale Replace the kitchen appliances — Modern appliances can attract more buyers and renters ↑

ⓘ 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: Pocahontas County Schools
• NCES district ID: 5401140
• Math proficiency: 31% ▼ -4.00%
• Reading proficiency: 39% ▼ -1.00%
• Median HH income: $35,035
• Composite: 28.89/100
• National rank: #6640
• State rank: #19 of 55 in WV

Livability — Valley Head

• Score: 59/100
• State rank: #227
• US rank: #19926

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 25

Population outlook (Pocahontas County) Hauer SSP2

• Today (2025): 8,115 people
• By 2030: 7,797 · -3.9%
• By 2040: 7,149 · -11.9%
• By 2050: 6,639 · -18.2%
• By 2075: 6,002 · -26.0%
• By 2100: 5,379 · -33.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Portuguese 52%

Political lean MEDSL · Pocahontas

• 2024 margin: Solid R (+50.3) · D 23.8% · R 74.1% · Other 2.2%
• 2008→2024 swing: -37.6pp toward R · 2008: -12.7pp · 2024: -50.3pp
• All cycles: 2024: R+50.3 2020: R+46.1 2016: R+42.8 2012: R+24.5 2008: R+12.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.14%
• Current HPI: 181.6885
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-06 Listed $72,900 GVBOR