638 Hughart Dr · Sissonville, WV 25320

$120,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured · 46 Days on market

Built 1997 3.50 ac lot

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Why this score? — see what drove the C- 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 +16.7/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• 1% rule +3.4/10.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

If you love the country and privacy, this is it! 3.5 acres, 2 BR, 2 BA, living room, dining room and kitchen are open concept. Metal roof, 2 carports, 1 canopy, new carpet in the den, gas fireplace w/ propane, new aerator being serviced quarterly, city water but does have well water on property. Needs some TLC. Do not miss out on this private, cozy property.

Key facts

• Metal roof
• Open concept
• Small pond

Tags

• OPEN CONCEPT
• METAL ROOF
• GAS FIREPLACE
• NEW HVAC SYSTEM
• SMALL POND

Property features AI

Exterior

• Parking: Detached garage; 2 garage spaces; Parking pad
• Security: Smoke detector(s)
• Utilities: Public water; Septic tank; Cable available
• Home design: Single-story manufactured home; Residential property
• Construction: Frame construction with vinyl siding
• Exterior features: Wooded lot; Porch; Metal roof

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 7 total rooms (includes bedrooms and other living spaces)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump for heating and cooling; Fireplace with insert
• Interior features: Eat-in kitchen; Insulated windows; Porch; Sump pump in basement
• Laundry & utility: Sump pump (basement)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $75 ($900/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $101k (15.8% below list).
• Recommended offer: $101k (15.8% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 4.1% in Sissonville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 62/100 on livability (#183 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: employment D+, amenities F, commute F.
• Kanawha County Schools (suburban): math 29% / reading 40% proficiency, ranked #17 of 55 in WV (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Flinn Elementary School (math 32% / reading 32%, grade F, #191 of 377 statewide, top 56%, 439 students, 0% FRL); Sissonville Middle School (math 33% / reading 45%, grade F, #21 of 109 statewide, top 19%, 541 students, 0% FRL); Sissonville High School (math 17% / reading 42%, grade F, #69 of 110 statewide, top 71%, 563 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: 17 active listings in the ZIP; 103 units permitted in Kanawha County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($830 loan paydown + $12k appreciation (10.0% local appreciation)).
• Kanawha County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago 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.
• Current owner paid $76k; list at $120k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $101,058 (15.8% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
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: 0.84% ✗
• Cap rate: 7.04%
• Cash-on-cash: 2.68%
• DSCR: 1.12
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.2%
• Equity multiple: 3.09×
• Total profit: $70,084
• Equity at exit: $108,106

10-year hold

• IRR: 23.0%
• Equity multiple: 7.03×
• Total profit: $202,529
• Equity at exit: $233,134

Cash invested: $33,600 (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 25320

• Home prices YoY: 14.1%
• Active inventory: 17
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,011 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$44 /mo · $528/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $75

Break-even live

Break-even rent $916

Max offer price $120,000

Occupancy floor 88%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $120,000 Active 46 DOM
2. 2026-06-18
   days on market $120,000 Active 45 DOM
3. 2026-06-17
   days on market $120,000 Active 44 DOM
4. 2026-06-16
   days on market $120,000 Active 43 DOM
5. 2026-06-15
   days on market $120,000 Active 42 DOM
6. 2026-06-14
   days on market $120,000 Active 40 DOM
7. 2026-06-12
   days on market $120,000 Active 39 DOM
8. 2026-06-09
   days on market $120,000 Active 36 DOM
9. 2026-06-08
   days on market $120,000 Active 35 DOM
10. 2026-06-07
    days on market $120,000 Active 34 DOM
11. 2026-06-05
    days on market $120,000 Active 31 DOM
12. 2026-06-03
    days on market $120,000 Active 30 DOM
13. 2026-06-02
    days on market $120,000 Active 29 DOM
14. 2026-06-01
    days on market $120,000 Active 28 DOM
15. 2026-05-31
    days on market $120,000 Active 27 DOM
16. 2026-05-30
    days on market $120,000 Active 26 DOM
17. 2026-05-22
    price $120,000
18. 2026-05-03
    listed $125,000 Active
19. 2023-09-12
    soldstatus $75,531 360-char remark

    Show marketing remark (360 chars)

    If you love the country and privacy, this is it! 3.5 acres, 2 BR, 2 BA, living room, dining room and kitchen are open concept. Metal roof, 2 carports, 1 canopy, new carpet in the den, gas fireplace w/ propane, new aerator being serviced quarterly, city water but does have well water on property. Needs some TLC. Do not miss out on this private, cozy property.

20. 2023-06-12
    listed $83,000 360-char remark

    Show marketing remark (360 chars)

    If you love the country and privacy, this is it! 3.5 acres, 2 BR, 2 BA, living room, dining room and kitchen are open concept. Metal roof, 2 carports, 1 canopy, new carpet in the den, gas fireplace w/ propane, new aerator being serviced quarterly, city water but does have well water on property. Needs some TLC. Do not miss out on this private, cozy property.

21. 1997-05-02
    soldstatus $7,020

ⓘ 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: $528 · $44/mo
• Projected year-2 tax: $708 · $59/mo
• Expected delta: +$180/yr (+$15/mo · 34.0%)

ⓘ 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 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,127
• − Mortgage interest: −$6,722
• − Property taxes: −$528
• − Insurance: −$600
• − Repairs & maintenance: −$970
• − Management: −$970
• − Depreciation: −$3,491
• Taxable loss: −$1,154
• Est. tax savings @ 24.0%: +$277
• After-tax cash flow: $1,177/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: Kanawha County Schools
• NCES district ID: 5400600
• Math proficiency: 29% ▼ -13.00%
• Reading proficiency: 40% ▼ -7.00%
• Median HH income: $44,329
• Composite: 29.35/100
• National rank: #6540
• State rank: #17 of 55 in WV

Livability — Sissonville

• Score: 62/100
• State rank: #183
• US rank: #16829

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,362

Population outlook (Kanawha County) Hauer SSP2

• Today (2025): 178,946 people
• By 2030: 172,906 · -3.4%
• By 2040: 159,874 · -10.7%
• By 2050: 148,148 · -17.2%
• By 2075: 123,257 · -31.1%
• By 2100: 96,454 · -46.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Slovak 3% Italian 1%

Political lean MEDSL · Kanawha

• 2024 margin: R (+17.4) · D 40.2% · R 57.6% · Other 2.2%
• 2008→2024 swing: -17.0pp toward R · 2008: -0.4pp · 2024: -17.4pp
• All cycles: 2024: R+17.4 2020: R+14.7 2016: R+20.6 2012: R+11.9 2008: R+0.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 27.88%
• Current HPI: 225.6896
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+1609.4% since first listed

5 events — show timeline

• 2026-05-22 Price Changed $120,000 KVBOR
• 2026-05-03 Listed $125,000 KVBOR
• 2023-09-12 Sold (MLS) $75,531 KVBOR
• 2023-06-12 Listed $83,000 KVBOR
• 1997-05-02 Sold (Public Records) $7,020 Public Records

Property tax history

+5.9%/yr

Latest (2025): $528 · -3.7% YoY. Source: county tax records.