24 Ivydale Ln · Bud, WV 24726

$64,900

2 bd · 1.0 ba · 912 sqft · SingleFamily · 55 Days on market

Built 1950 Poor condition 1.90 ac lot

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Why this score? — see what drove the B- 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
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Livability +2.4/5.0
• Condition / age +1.0/5.0

Listing remarks

Two-parcel property with beautiful land and excellent potential, located close to the Hatfield-McCoy Trail System. The home needs work and is being sold as-is, but the setting, acreage, and location make this a great opportunity for renovation, investment, vacation rental potential, or building your dream getaway. Enjoy a peaceful country feel with room to improve, expand, or recreate the property to fit your needs.

Key facts

• 1.9 acre lot
• Built 1950
• Listed 55 days

Tags

• HATFIELD-MCCOY TRAIL SYSTEM
• VACATION RENTAL POTENTIAL

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Septic tank sewer
• Home design: Residential property
• Construction: Metal roof; Asbestos construction material
• Exterior features: Garden; Property has a view; Level to rolling topography/lot

Interior

• Kitchen: No appliances included
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating present (type not specified); Cooling present (type not specified)
• Interior features: Eat-in kitchen; Crawl space basement (unfinished)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $244 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($877 rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 47/100 on livability (#342 in WV) — a working-class tenant base; expect higher turnover. Strengths: crime A, cost of living A, housing B; Watch: amenities F, commute F, employment 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: Herndon Cons Elementary & Middle School (math 32% / reading 47%, grade F, #108 of 377 statewide, top 33%, 167 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 $498 of equity ($449 loan paydown + $49 appreciation (0.1% 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 (0.1% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $62,953 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.35% ✓
• Cap rate: 10.81%
• Cash-on-cash: 16.14%
• DSCR: 1.72
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $138,624
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2180 Herndon Hgts Hts	0.20mi	3/1.0 (+1)	888 (-3%)	7mo	$135,000	$152	75

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

Projected returns pro-forma

0.08% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.8%
• Equity multiple: 1.77×
• Total profit: $13,918
• Equity at exit: $19,092

10-year hold

• IRR: 20.3%
• Equity multiple: 3.26×
• Total profit: $41,001
• Equity at exit: $23,147

Cash invested: $18,172 (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 24726

• Home prices YoY: 0.1%
• Active inventory: 4
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $877 medium
• Mortgage (P&I): −$340
• Tax est. 1.5%: −$81 /mo · $974/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $244

Break-even live

Break-even rent $568

Max offer price $64,900

Occupancy floor 67%

Sensitivity live

Price	-10% $289	-5% $267	+0% $244	+5% $222	+10% $200
Rent	-10% $175	-5% $210	+0% $244	+5% $279	+10% $314
Rate	-1.0pp $277	-0.5pp $261	base $244	+0.5pp $228	+1.0pp $211

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-22
   days on market $64,900 Active 55 DOM
2. 2026-06-21
   days on market $64,900 Active 54 DOM
3. 2026-06-21
   days on market $64,900 Active 53 DOM
4. 2026-06-18
   days on market $64,900 Active 51 DOM
5. 2026-06-17
   days on market $64,900 Active 50 DOM
6. 2026-06-16
   days on market $64,900 Active 49 DOM
7. 2026-06-15
   days on market $64,900 Active 48 DOM
8. 2026-06-15
   days on market $64,900 Active 47 DOM
9. 2026-06-13
   days on market $64,900 Active 46 DOM
10. 2026-06-12
    days on market $64,900 Active 45 DOM
11. 2026-06-09
    days on market $64,900 Active 42 DOM
12. 2026-06-08
    days on market $64,900 Active 41 DOM
13. 2026-06-08
    days on market $64,900 Active 40 DOM
14. 2026-06-07
    days on market $64,900 Active 39 DOM
15. 2026-06-04
    days on market $64,900 Active 37 DOM
16. 2026-06-03
    days on market $64,900 Active 36 DOM
17. 2026-06-02
    days on market $64,900 Active 35 DOM
18. 2026-06-01
    days on market $64,900 Active 34 DOM
19. 2026-05-31
    days on market $64,900 Active 33 DOM
20. 2026-04-28
    listed $64,900 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 2/10 Low 5 d/yr ≥92°F today · 14 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: $10,527
• − Mortgage interest: −$3,635
• − Property taxes: −$974
• − Insurance: −$324
• − Repairs & maintenance: −$842
• − Management: −$842
• − Depreciation: −$1,888
• Taxable income: $2,021
• Est. tax owed @ 24.0%: −$485
• After-tax cash flow: $2,449/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 · 11 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance, including a new roof, exterior painting, landscaping, and driveway repair. The extensive work needed makes it a great opportunity for renovation and investment.

Repairs flagged

• Major roof — Significant damage
• Major siding — Worn and damaged
• Major landscaping — Overgrown and unkempt
• Major fencing — In poor condition
• Major driveway — Damaged and uneven

Value-add opportunities

• Both roof replacement — Essential for safety and appearance
• Both exterior painting — Enhances curb appeal and value
• Both landscaping and fencing repair — Improves property value and safety
• Both driveway repair — Enhances property value and safety

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant damage	Major	$15,000–50,000
siding · Worn and damaged	Major	$15,000–50,000
landscaping · Overgrown and unkempt	Major	$15,000–50,000
fencing · In poor condition	Major	$15,000–50,000
driveway · Damaged and uneven	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both roof replacement — Essential for safety and appearance ↑
• Both exterior painting — Enhances curb appeal and value ↑
• Both landscaping and fencing repair — Improves property value and safety ↑
• Both driveway repair — Enhances property value and safety ↑

ⓘ 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 — Bud

• Score: 47/100
• State rank: #342
• US rank: #26230

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

• City population: 691
• Population (ZIP): 531

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 (98%)
• Race & ethnicity: White 98% Two or more races 2%

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: ▲ 0.08%
• Current HPI: 151.578
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-04-28 Listed $64,900 BBOR