1340 Bowen Creek Rd · West Hamlin, WV 25559

$129,900

2 bd · 1.0 ba · 1,406 sqft · SingleFamily · 225 Days on market

Built 1905 28 ac lot

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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 +11.7/30.0
• ARV discount +7.5/15.0
• Appreciation +4.9/10.0
• 1% rule +3.4/10.0
• DSCR +3.4/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Hunters Paradise! 1300 frontage on both sides of the road! This property is one of a kind! It has a 1900's log cabin that could potentially be restored or torn down, old barn, gas and public water hook up, two water wells on property, and a cellar house. This property has beautiful open fields with creeks! Property is located less than 10 mins from Beech Fork State Park. Total of 27.5 acres of beautiful land! There are multiple house seats on property!

Key facts

• Old barn
• Cellar house
• Log cabin

Tags

• LOG CABIN
• OLD BARN
• WATER WELLS
• CELLAR HOUSE
• OPEN FIELDS
• CREEKS

Property features AI

Exterior

• Parking: 3-car garage
• Utilities: Public water; Septic tank
• Home design: Single family residence; 2 stories
• Construction: Wood siding construction; Metal roof
• Exterior features: Barn(s); Rolling slope, level and wooded lot

Interior

• Bathrooms: 1 full bathroom
• Interior features: Porch

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $-38 ($-456/yr) — negative.
• To cash-flow at today's rent, offer at most $124k (4.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $109k (16.2% below list).
• Recommended offer: $109k (16.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#148 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, employment F.
• Cabell County Schools (urban): math 31% / reading 42% proficiency, ranked #13 of 55 in WV (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Salt Rock Elementary School (math 52% / reading 52%, grade C-, #39 of 377 statewide, top 12%, 225 students, 0% FRL); Barboursville Middle School (math 32% / reading 56%, grade D, #11 of 109 statewide, top 9%, 679 students, 0% FRL); Cabell Midland High School (math 25% / reading 56%, grade F, #19 of 110 statewide, top 17%, 1,757 students, 0% FRL) — zoned schools average 0% FRL vs 47% district-wide (47 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 6 active listings in the ZIP; 61 units permitted in Cabell County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $667 of equity ($898 loan paydown + $-231 appreciation (-0.2% local appreciation)).

Negotiation context

• It's been on market 225 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,824 (16.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 225 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1905 — 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. 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: 0.84% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.25%
• DSCR: 0.94
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.3%
• Equity multiple: 0.80×
• Total profit: $-7,287
• Equity at exit: $36,566

10-year hold

• IRR: 1.7%
• Equity multiple: 1.18×
• Total profit: $6,432
• Equity at exit: $43,045

Cash invested: $36,372 (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 25559

• Home prices YoY: -0.1%
• Active inventory: 6
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,088 medium
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $-38

Break-even live

Break-even rent $1,136

Max offer price $124,401

Occupancy floor 98%

Sensitivity live

Price	-10% $52	-5% $7	+0% $-38	+5% $-83	+10% $-128
Rent	-10% $-124	-5% $-81	+0% $-38	+5% $5	+10% $48
Rate	-1.0pp $27	-0.5pp $-5	base $-38	+0.5pp $-72	+1.0pp $-106

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $129,900 Active 225 DOM
2. 2026-06-18
   days on market $129,900 Active 224 DOM
3. 2026-06-17
   days on market $129,900 Active 223 DOM
4. 2026-06-16
   days on market $129,900 Active 222 DOM
5. 2026-06-15
   days on market $129,900 Active 221 DOM
6. 2026-06-14
   days on market $129,900 Active 219 DOM
7. 2026-06-12
   days on market $129,900 Active 218 DOM
8. 2026-06-09
   days on market $129,900 Active 215 DOM
9. 2026-06-08
   days on market $129,900 Active 214 DOM
10. 2026-06-07
    days on market $129,900 Active 213 DOM
11. 2026-06-05
    days on market $129,900 Active 210 DOM
12. 2026-06-03
    days on market $129,900 Active 209 DOM
13. 2026-06-02
    days on market $129,900 Active 208 DOM
14. 2026-06-01
    days on market $129,900 Active 207 DOM
15. 2026-05-31
    days on market $129,900 Active 206 DOM
16. 2026-05-30
    days on market $129,900 Active 205 DOM
17. 2025-11-06
    listed $129,900 Active 459-char remark

    Show marketing remark (459 chars)

    Hunters Paradise! 1300 frontage on both sides of the road! This property is one of a kind! It has a 1900's log cabin that could potentially be restored or torn down, old barn, gas and public water hook up, two water wells on property, and a cellar house. This property has beautiful open fields with creeks! Property is located less than 10 mins from Beech Fork State Park. Total of 27.5 acres of beautiful land! There are multiple house seats on property!

18. 2025-11-06
    listed $129,900 Active

    Show marketing remark (459 chars)

    Hunters Paradise! 1300 frontage on both sides of the road! This property is one of a kind! It has a 1900's log cabin that could potentially be restored or torn down, old barn, gas and public water hook up, two water wells on property, and a cellar house. This property has beautiful open fields with creeks! Property is located less than 10 mins from Beech Fork State Park. Total of 27.5 acres of beautiful land! There are multiple house seats on property!

ⓘ 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 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 19 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: $13,059
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,045
• − Management: −$1,045
• − Depreciation: −$3,779
• Taxable loss: −$2,684
• Est. tax savings @ 24.0%: +$644
• After-tax cash flow: $188/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: Cabell County Schools
• NCES district ID: 5400180
• Math proficiency: 31% ▼ -7.00%
• Reading proficiency: 42% ▼ -6.00%
• Median HH income: $36,426
• Composite: 30.26/100
• National rank: #6285
• State rank: #13 of 55 in WV

Livability — West Hamlin

• Score: 64/100
• State rank: #148
• US rank: #14503

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,501

Population outlook (Cabell County) Hauer SSP2

• Today (2025): 97,574 people
• By 2030: 98,060 · +0.5%
• By 2040: 98,817 · +1.3%
• By 2050: 100,185 · +2.7%
• By 2075: 105,895 · +8.5%
• By 2100: 105,948 · +8.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Serbian 1%
• Languages at home: 91% English-only · Spanish 9%

Political lean MEDSL · Cabell

• 2024 margin: Strong R (+21.9) · D 38.0% · R 59.9% · Other 2.0%
• 2008→2024 swing: -11.8pp toward R · 2008: -10.1pp · 2024: -21.9pp
• All cycles: 2024: R+21.9 2020: R+18.0 2016: R+25.5 2012: R+13.9 2008: R+10.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.18%
• Current HPI: 172.3475
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+0.0% since first listed

2 events — show timeline

• 2025-11-06 Listed $129,900 HBRMLS
• 2025-11-06 Listed $129,900 HBRMLS