164 Red Jacket · Chattaroy, WV 25692

$75,000

2 bd · 1.0 ba · 1,440 sqft · SingleFamily · 8 Days on market

Built 1980 Fair condition 8,712 sqft 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 +8.9/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0
• Condition / age +2.2/5.0

Listing remarks

THIS WELL MAINTAINED 2 BEDROOM / 1 BATH HOME LOCATED IN THE HEART OF THE HATFIELD MCCOY ATV TRAIL SYSTEM IN RED JACKET IS PERFECTLY SITUATED FOR OUTDOOR ENTHUSIASTS, INVESTORS, OR ANYONE LOOKING FOR A STARTER HOME. , WITH CONVENIENT ACCESS TO THE HATFIELD MCCOY TRAILS, RIDERS CAN QUICKLY REACH SOME OF THE REGIONS MOST POPULAR TRAILS AND ATV FRIENDLY COMMUNITIES. BUILD ABOVE A LARGE GARAGE THIS PROPERTY OFFERS SPACE TO STORE ATV'S AND MOTORCYCLES. INSIDE YOU WILL FIND A SPACIOUS LIVING ROOM, EAT IN KITCHEN AND COMFORTABLE LIVING SPACE. . A COVERED FRONT PORCH OFFERS A GREAT PLACE FOR MORNING COFFEE WHILE TAKING IN MOUNTAIN SURROUNDINGS.

Key facts

• Covered front porch
• 8,712 sq ft lot
• Garage

Tags

• CONVENIENT ACCESS TO TRAILS
• COVERED FRONT PORCH
• MOUNTAIN SURROUNDINGS

Property features AI

Exterior

• Parking: Garage (1 space)
• Utilities: Public water; Septic tank sewer
• Home design: Single Family Residence; Residential property; 2-story
• Construction: Aluminum siding; Shingle roof
• Exterior features: Deck

Interior

• Kitchen: Refrigerator; Cooktop
• Flooring: Carpet; Vinyl
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: Refrigerator; Cooktop; Carpet flooring; Vinyl flooring; Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $308 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).

Location & tenants

• Location reads 61/100 on livability (#193 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Mingo County Schools (rural): math 21% / reading 36% proficiency, ranked #42 of 55 in WV (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Mingo Central Comprehensive High School (math 12% / reading 32%, grade F, #97 of 110 statewide, top 90%, 635 students, 0% FRL) — zoned schools average 0% FRL vs 55% district-wide (55 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 1 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($519 loan paydown + $2k appreciation (3.0% local appreciation)).
• Mingo County population projected at -37% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.39% ✓
• Cap rate: 11.22%
• Cash-on-cash: 17.60%
• DSCR: 1.78
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 24.0%
• Equity multiple: 2.37×
• Total profit: $28,666
• Equity at exit: $33,723

10-year hold

• IRR: 24.9%
• Equity multiple: 4.55×
• Total profit: $74,591
• Equity at exit: $51,972

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 25692

• Active inventory: 1
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,046 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $308

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 66%

Sensitivity live

Price	-10% $360	-5% $334	+0% $308	+5% $282	+10% $256
Rent	-10% $225	-5% $267	+0% $308	+5% $349	+10% $391
Rate	-1.0pp $346	-0.5pp $327	base $308	+0.5pp $289	+1.0pp $269

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 8 events

1. 2026-06-21
   days on market $75,000 Active 8 DOM
2. 2026-06-18
   days on market $75,000 Active 6 DOM
3. 2026-06-17
   days on market $75,000 Active 5 DOM
4. 2026-06-16
   days on market $75,000 Active 4 DOM
5. 2026-06-15
   days on market $75,000 Active 3 DOM
6. 2026-06-15
   days on market $75,000 Active 2 DOM
7. 2026-06-13
   remarks 645-char remark
8. 2026-06-13
   listed $75,000 Active 1 DOM

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 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: $12,551
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,004
• − Management: −$1,004
• − Depreciation: −$2,182
• Taxable income: $2,660
• Est. tax owed @ 24.0%: −$638
• After-tax cash flow: $3,057/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 · 8 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations to update the kitchen and bathroom, and to improve the exterior and landscaping. It has potential for increased value with these updates.

Repairs flagged

• Moderate kitchen cabinets — outdated and in need of replacement
• Moderate kitchen appliances — outdated and in need of replacement
• Moderate kitchen backsplash — dated and in need of replacement
• Moderate bathroom shower — small and basic, could be replaced with a larger, more modern shower

Value-add opportunities

• Both update kitchen cabinets and appliances — modernizing the kitchen will increase both resale and rental value
• Both replace carpeted floors with hardwood or tile — hardwood or tile flooring will increase both resale and rental value
• Both replace small bathroom shower with a larger, more modern shower — a larger, more modern shower will increase both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · outdated and in need of replacement	Moderate	$3,000–15,000
kitchen appliances · outdated and in need of replacement	Moderate	$3,000–15,000
kitchen backsplash · dated and in need of replacement	Moderate	$3,000–15,000
bathroom shower · small and basic, could be replaced with a larger, more modern shower	Moderate	$3,000–15,000
Total estimated repair cost · 4 items		$12,000–60,000

Value-add ROI direction

• Both update kitchen cabinets and appliances — modernizing the kitchen will increase both resale and rental value ↑
• Both replace carpeted floors with hardwood or tile — hardwood or tile flooring will increase both resale and rental value ↑
• Both replace small bathroom shower with a larger, more modern shower — a larger, more modern shower will increase 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: Mingo County Schools
• NCES district ID: 5400900
• Math proficiency: 21% ▼ -14.00%
• Reading proficiency: 36% ▼ -6.00%
• Median HH income: $32,574
• Composite: 23.24/100
• National rank: #7937
• State rank: #42 of 55 in WV

Livability — Chattaroy

• Score: 61/100
• State rank: #193
• US rank: #17336

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chattaroy, WV
• City population: 577
• Population (ZIP): 1,498

Population outlook (Mingo County) Hauer SSP2

• Today (2025): 21,874 people
• By 2030: 20,048 · -8.3%
• By 2040: 16,653 · -23.9%
• By 2050: 13,842 · -36.7%
• By 2075: 8,629 · -60.6%
• By 2100: 5,142 · -76.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Black 9% Two or more races 1%

Political lean MEDSL · Mingo

• 2024 margin: Solid R (+73.8) · D 12.5% · R 86.3% · Other 1.2%
• 2008→2024 swing: -61.7pp toward R · 2008: -12.1pp · 2024: -73.8pp
• All cycles: 2024: R+73.8 2020: R+71.3 2016: R+68.8 2012: R+42.5 2008: R+12.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-13 Listed $75,000 EKAR