145 Woodlawn Dr · Coal City, WV 25823

$75,000

6 bd · 2.0 ba · 1,632 sqft · SingleFamily · 70 Days on market

Built 1945 Fair condition 0.53 ac lot ↓ 9% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.3/10.0
• Schools +3.0/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Two story home on half an acre. Would make a great investment! Covered front porch, deck, and 2 car detached garage.

Key facts

• Covered front porch
• Half an acre
• Detached garage

Tags

• COVERED FRONT PORCH
• DETACHED GARAGE
• HALF AN ACRE

Property features AI

Exterior

• Parking: 2 total parking spaces; 2 covered spaces; 2-car garage; Driveway; Also has open parking
• Utilities: Public water; Public sewer
• Home design: Residential property; Two levels; Vinyl siding exterior
• Construction: Vinyl siding construction; Asphalt roof; Built with crawl space foundation
• Exterior features: Covered deck; Level lot; Property has a view; Asphalt roof

Interior

• Kitchen: Refrigerator; Gas water heater
• Bedrooms: 3 main-level bedrooms
• Flooring: Carpet; Hardwood; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Window air conditioning units; Ceiling fans
• Interior features: Eat-in kitchen; Ceiling fans; Crawl space basement
• Laundry & utility: Washer hookup on main level

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath single-family listed at $75k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $487 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#315 in WV) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+; Watch: housing C-, amenities F, commute F.
• Raleigh County Schools (rural): math 29% / reading 42% proficiency, ranked #14 of 55 in WV (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Coal City Elementary (math 22% / reading 27%, grade F, #287 of 377 statewide, top 85%, 374 students, 0% FRL); Independence Middle School (math 33% / reading 52%, grade D-, #13 of 109 statewide, top 13%, 477 students, 0% FRL); Independence High School (math 12% / reading 37%, grade F, #91 of 110 statewide, top 85%, 572 students, 0% FRL) — zoned schools average 0% FRL vs 46% district-wide (46 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 6 active listings in the ZIP; 41 units permitted in Raleigh County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.5%/yr); year-one equity from $519 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Raleigh County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.5% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $34k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% 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 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.70% ✓
• Cap rate: 14.08%
• Cash-on-cash: 27.82%
• DSCR: 2.24
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.49% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.2%
• Equity multiple: 2.13×
• Total profit: $23,727
• Equity at exit: $16,340

10-year hold

• IRR: 31.0%
• Equity multiple: 4.10×
• Total profit: $65,110
• Equity at exit: $15,697

Cash invested: $21,000 (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 25823

• Home prices YoY: -0.7%
• Active inventory: 6
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,272 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $487

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 57%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $75,000 Active 70 DOM
2. 2026-06-18
   days on market $75,000 Active 69 DOM
3. 2026-06-17
   pricedays on market $75,000 Active 68 DOM
4. 2026-06-16
   days on market $85,000 Active 67 DOM
5. 2026-06-15
   days on market $85,000 Active 66 DOM
6. 2026-06-14
   days on market $85,000 Active 64 DOM
7. 2026-06-12
   days on market $85,000 Active 63 DOM
8. 2026-06-09
   days on market $85,000 Active 59 DOM
9. 2026-06-08
   pricedays on market $85,000 Active 58 DOM
10. 2026-06-07
    days on market $89,000 Active 57 DOM
11. 2026-06-03
    days on market $89,000 Active 53 DOM
12. 2026-06-02
    days on market $89,000 Active 52 DOM
13. 2026-06-01
    days on market $89,000 Active 51 DOM
14. 2026-05-31
    days on market $89,000 Active 50 DOM
15. 2026-05-30
    days on market $89,000 Active 49 DOM
16. 2026-04-29
    price $99,000
17. 2026-04-11
    listed $109,000 Active
18. 2025-10-22
    price
19. 2025-09-30
    price
20. 2025-08-12
    listed 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 20 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: $15,269
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,222
• − Management: −$1,222
• − Depreciation: −$2,182
• Taxable income: $4,943
• Est. tax owed @ 24.0%: −$1,186
• After-tax cash flow: $4,657/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

Fair 45/100 Moderate rehab

A two-story home with average condition, requiring moderate repairs and maintenance. Upgrading the exterior and interior paint would significantly enhance its curb appeal and resale value.

Repairs flagged

• Minor Exterior siding — Some discoloration
• Minor Interior walls — Some wear
• Minor Bathrooms — Red walls

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal
• Resale Paint interior walls — Fresh paint improves aesthetics
• Both Update bathrooms — Modernizing bathrooms increases both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Some discoloration	Minor	$500–3,000
Interior walls · Some wear	Minor	$500–3,000
Bathrooms · Red walls	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal ↑
• Resale Paint interior walls — Fresh paint improves aesthetics ↑
• Both Update bathrooms — Modernizing bathrooms increases both resale and rental value ↑

ⓘ 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: Raleigh County Schools
• NCES district ID: 5401230
• Math proficiency: 29% ▼ -8.00%
• Reading proficiency: 42% ▼ -3.00%
• Median HH income: $39,828
• Composite: 29.74/100
• National rank: #6445
• State rank: #14 of 55 in WV

Livability — Coal City

• Score: 52/100
• State rank: #315
• US rank: #25133

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 419

Population outlook (Raleigh County) Hauer SSP2

• Today (2025): 73,505 people
• By 2030: 70,954 · -3.5%
• By 2040: 66,038 · -10.2%
• By 2050: 61,919 · -15.8%
• By 2075: 51,954 · -29.3%
• By 2100: 39,724 · -46.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Slovak 28%

Political lean MEDSL · Raleigh

• 2024 margin: Solid R (+54.3) · D 22.0% · R 76.3% · Other 1.6%
• 2008→2024 swing: -28.5pp toward R · 2008: -25.9pp · 2024: -54.3pp
• All cycles: 2024: R+54.3 2020: R+50.4 2016: R+52.8 2012: R+44.6 2008: R+25.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.49%
• Current HPI: 208.6663
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-9.2% since first listed

5 events — show timeline

• 2026-04-29 Price Changed $99,000 BBOR
• 2026-04-11 Listed $109,000 BBOR
• 2025-10-22 Price Changed — BBOR
• 2025-09-30 Price Changed — BBOR
• 2025-08-12 Listed — BBOR