1349 Point Mtn · Parcoal, WV 26288

$55,000

3 bd · 2.0 ba · 1,456 sqft · SingleFamily public records · 160 Days on market

Built 1952 0.82 ac lot $38/sqft · 28% below area Est $76k · 28% under ↓ 15% 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 +6.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Livability +2.1/5.0

Listing remarks MLS

!!Motivated Seller!! Owner will do Owner Financing with $10,000 down! Property needs a roof, electrical entrance, breaker box and hot water heater. Property features 3 bedrooms, 2 bath home, covered front porch, sunroom with well water & septic, high speed internet and cell phone service available. Seller will entertain offers

Key facts

• Covered front porch
• Cell phone service
• High speed internet

Tags

• COVERED FRONT PORCH
• SUNROOM
• WELL WATER
• SEPTIC
• HIGH SPEED INTERNET
• CELL PHONE SERVICE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $539 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 43/100 on livability (#359 in WV) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: health & safety C-, schools F, amenities F.
• Webster County Schools (rural): math 23% / reading 31% proficiency, ranked #45 of 55 in WV (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 17 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($380 loan paydown + $1k appreciation (2.3% local appreciation)).
• Webster County population projected at -40% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.3% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 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 1952 — 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: 2.01% ✓
• Cap rate: 18.05%
• Cash-on-cash: 42.00%
• DSCR: 2.87
• GRM: 4.1

CMA / ARV

• ARV (median comp): $76,386
• List price: $55,000
• Delta: -28.00%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

2.28% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 46.4%
• Equity multiple: 3.52×
• Total profit: $38,875
• Equity at exit: $22,530

10-year hold

• IRR: 46.8%
• Equity multiple: 7.03×
• Total profit: $92,921
• Equity at exit: $33,098

Cash invested: $15,400 (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 26288

• Home prices YoY: 1.7%
• Active inventory: 17
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,105 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$22 /mo · $267/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $539

Break-even live

Break-even rent $422

Max offer price $55,000

Occupancy floor 46%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $55,000 Active 160 DOM
2. 2026-06-17
   days on market $55,000 Active 159 DOM
3. 2026-06-16
   days on market $55,000 Active 158 DOM
4. 2026-06-15
   days on market $55,000 Active 157 DOM
5. 2026-06-15
   days on market $55,000 Active 156 DOM
6. 2026-06-13
   days on market $55,000 Active 155 DOM
7. 2026-06-12
   days on market $55,000 Active 154 DOM
8. 2026-06-09
   days on market $55,000 Active 151 DOM
9. 2026-06-08
   days on market $55,000 Active 150 DOM
10. 2026-06-08
    days on market $55,000 Active 149 DOM
11. 2026-06-07
    days on market $55,000 Active 148 DOM
12. 2026-06-04
    days on market $55,000 Active 146 DOM
13. 2026-06-03
    days on market $55,000 Active 145 DOM
14. 2026-06-02
    days on market $55,000 Active 144 DOM
15. 2026-06-01
    days on market $55,000 Active 143 DOM
16. 2026-05-31
    days on market $55,000 Active 142 DOM
17. 2026-05-19
    price $55,000 334-char remark

    Show marketing remark (334 chars)

    !!Motivated Seller!! Owner will do Owner Financing with $10,000 down! Property needs a roof, electrical entrance, breaker box and hot water heater. Property features 3 bedrooms, 2 bath home, covered front porch, sunroom with well water & septic, high speed internet and cell phone service available. Seller will entertain offers

18. 2026-01-10
    listed $65,000 Active 334-char remark

    Show marketing remark (334 chars)

    !!Motivated Seller!! Owner will do Owner Financing with $10,000 down! Property needs a roof, electrical entrance, breaker box and hot water heater. Property features 3 bedrooms, 2 bath home, covered front porch, sunroom with well water & septic, high speed internet and cell phone service available. Seller will entertain offers

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast WV · Resets to sale price

• Current annual tax: $267 · $22/mo
• Projected year-2 tax: $324 · $27/mo
• Expected delta: +$57/yr (+$5/mo · 21.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 9 d/yr ≥89°F today · 26 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,255
• − Mortgage interest: −$3,081
• − Property taxes: −$267
• − Insurance: −$275
• − Repairs & maintenance: −$1,060
• − Management: −$1,060
• − Depreciation: −$1,600
• Taxable income: $5,911
• Est. tax owed @ 24.0%: −$1,419
• After-tax cash flow: $5,049/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: Webster County Schools
• NCES district ID: 5401530
• Math proficiency: 23% ▼ -1.00%
• Reading proficiency: 31% ▼ -3.00%
• Median HH income: $30,013
• Composite: 21.78/100
• National rank: #8252
• State rank: #45 of 55 in WV

Livability — Parcoal

• Score: 43/100
• State rank: #359
• US rank: #26874

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,958

Population outlook (Webster County) Hauer SSP2

• Today (2025): 7,604 people
• By 2030: 6,943 · -8.7%
• By 2040: 5,661 · -25.6%
• By 2050: 4,557 · -40.1%
• By 2075: 2,883 · -62.1%
• By 2100: 2,096 · -72.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 5%
• Common ancestry: Iranian 4% Slovak 3% Serbian 1%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Webster

• 2024 margin: Solid R (+66.7) · D 16.0% · R 82.7% · Other 1.4%
• 2008→2024 swing: -72.1pp toward R · 2008: 5.4pp · 2024: -66.7pp
• All cycles: 2024: R+66.7 2020: R+63.2 2016: R+58.5 2012: R+28.0 2008: D+5.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.28%
• Current HPI: 133.4561
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-15.4% since first listed

2 events — show timeline

• 2026-05-19 Price Changed $55,000 NCWVREIN
• 2026-01-10 Listed $65,000 NCWVREIN

Property tax history

+56.1%/yr

Latest (2025): $267 · +0.0% YoY. Source: county tax records.