519 Riverside Dr · Welch, WV 24801

$21,000

3 bd · 1.0 ba · 1,613 sqft · SingleFamily public records · 67 Days on market

Built 1929 1.00 ac lot ↓ 28% since listing

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks MLS

Three-bedroom brick, one full bath. Covered front porch. Walking distance to downtown.

Key facts

• Covered front porch
• 1 acre lot
• Built 1929

Tags

• COVERED FRONT PORCH

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Two levels
• Construction: Brick construction; Asphalt roof; Built on a full foundation
• Exterior features: Covered porch/patio; Fenced yard; Rolling slope lot; Has a view

Interior

• Kitchen: Electric water heater
• Bedrooms: Total of 6 rooms (bedroom count not specified)
• Flooring: Hardwood; Vinyl; Carpet
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas forced-air heating; Window cooling units; Ceiling fans
• Interior features: Eat-in kitchen; Ceiling fans; Window coverings and drapes; Full unfinished basement
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $21k.

Deal economics

• At list price, monthly cash flow is $795 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $21k).
• Recommended offer: $20k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#126 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: schools F, amenities F, commute F.
• Mcdowell County Schools (rural): math 14% / reading 28% proficiency, ranked #55 of 55 in WV (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 12 active listings in the ZIP; 7 units permitted in McDowell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.6%/yr); year-one equity from $145 of loan paydown is wiped out by about $337 of value loss. Plan a longer hold.
• McDowell County population projected at -48% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.6% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($20k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $3k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $6k; list at $21k implies a 250% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $19,740 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 5.80% ✓
• Cap rate: 51.73%
• Cash-on-cash: 162.28%
• DSCR: 8.22
• GRM: 1.4

CMA / ARV

• ARV (on-the-fly): $62,907
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
222 Summers St	0.02mi	3/1.5	1,530 (-5%)	14mo	$59,900	$39	76
56 Cornell Ave	0.48mi	3/2.0	1,647 (+2%)	21mo	$20,600	$13	53

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

Projected returns pro-forma

-1.61% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 9.25×
• Total profit: $48,527
• Equity at exit: $4,464

10-year hold

• IRR: —
• Equity multiple: 19.49×
• Total profit: $108,740
• Equity at exit: $4,189

Cash invested: $5,880 (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 24801

• Home prices YoY: -1.8%
• Active inventory: 12
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $1,218 medium
• Mortgage (P&I): −$110
• Tax from tax record: −$48 /mo · $574/yr
• Insurance: −$9
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $795

Break-even live

Break-even rent $211

Max offer price $21,000

Occupancy floor 30%

Sensitivity live

Price	-10% $807	-5% $801	+0% $795	+5% $789	+10% $783
Rent	-10% $699	-5% $747	+0% $795	+5% $843	+10% $891
Rate	-1.0pp $806	-0.5pp $801	base $795	+0.5pp $790	+1.0pp $784

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: $5,250
• Closing costs: $630
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-09
   days on market $21,000 Active 67 DOM
2. 2026-06-08
   days on market $21,000 Active 66 DOM
3. 2026-06-08
   days on market $21,000 Active 65 DOM
4. 2026-06-07
   days on market $21,000 Active 64 DOM
5. 2026-06-04
   days on market $21,000 Active 62 DOM
6. 2026-06-03
   days on market $21,000 Active 61 DOM
7. 2026-06-02
   days on market $21,000 Active 60 DOM
8. 2026-06-01
   days on market $21,000 Active 59 DOM
9. 2026-05-31
   days on market $21,000 Active 58 DOM
10. 2026-04-28
    price $21,000
11. 2026-04-04
    status Active
12. 2026-04-02
    listed $24,000 Active
13. 2025-10-03
    soldstatus $6,000 Closed 86-char remark

    Show marketing remark (86 chars)

    Three-bedroom brick, one full bath. Covered front porch. Walking distance to downtown.

14. 2025-08-21
    status Active 86-char remark

    Show marketing remark (86 chars)

    Three-bedroom brick, one full bath. Covered front porch. Walking distance to downtown.

15. 2025-04-09
    listed Active Under Contract 86-char remark

    Show marketing remark (86 chars)

    Three-bedroom brick, one full bath. Covered front porch. Walking distance to downtown.

16. 2024-05-09
    listed $29,000 86-char remark

    Show marketing remark (86 chars)

    Three-bedroom brick, one full bath. Covered front porch. Walking distance to downtown.

ⓘ 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: $574 · $48/mo
• Projected year-2 tax: $574 · $48/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 8 d/yr ≥96°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $14,611
• − Mortgage interest: −$1,176
• − Property taxes: −$574
• − Insurance: −$105
• − Repairs & maintenance: −$1,169
• − Management: −$1,169
• − Depreciation: −$611
• Taxable income: $9,807
• Est. tax owed @ 24.0%: −$2,354
• After-tax cash flow: $7,189/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: Mcdowell County Schools
• NCES district ID: 5400810
• Math proficiency: 14% ▼ -8.00%
• Reading proficiency: 28% ▼ -6.00%
• Median HH income: $23,725
• Composite: 16.18/100
• National rank: #9229
• State rank: #55 of 55 in WV

Livability — Welch

• Score: 65/100
• State rank: #126
• US rank: #13064

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Welch, WV
• City population: 5,107
• Population (ZIP): 5,107

Population outlook (McDowell County) Hauer SSP2

• Today (2025): 15,405 people
• By 2030: 13,475 · -12.5%
• By 2040: 10,266 · -33.4%
• By 2050: 7,970 · -48.3%
• By 2075: 5,023 · -67.4%
• By 2100: 3,714 · -75.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 20% Hispanic / Latino 6%
• Common ancestry: Iranian 5% Italian 4%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · McDowell

• 2024 margin: Solid R (+60.4) · D 19.1% · R 79.5% · Other 1.5%
• 2008→2024 swing: -68.9pp toward R · 2008: 8.5pp · 2024: -60.4pp
• All cycles: 2024: R+60.4 2020: R+58.5 2016: R+51.5 2012: R+30.1 2008: D+8.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.61%
• Current HPI: 88.0247
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-27.6% since first listed

7 events — show timeline

• 2026-04-28 Price Changed $21,000 BBOR
• 2026-04-04 Relisted — BBOR
• 2026-04-02 Listed $24,000 BBOR
• 2025-10-03 Sold (MLS) $6,000 BBOR
• 2025-08-21 Relisted — BBOR
• 2025-04-09 Listed — BBOR
• 2024-05-09 Listed $29,000 BBOR

Property tax history

+8.0%/yr

Latest (2025): $574 · +0.5% YoY. Source: county tax records.