462 Childs Rd · Kingwood, WV 26764

$200,000

3 bd · None ba · 1,064 sqft · SingleFamily public records · 17 Days on market

Built 1900 Fair condition 6.53 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 +20.8/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• Appreciation +5.9/10.0
• 1% rule +5.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Condition / age +2.2/5.0

Listing remarks

Unleash Your Imagination in Preston County! Nestled on 6.5 serene acres, this rare property offers the ultimate blend of historic charm, natural beauty, and modern infrastructure. The centerpiece is a historic circa-1900, two-bedroom cabin. Currently serviced by an outhouse (NO INDOOR BATH - the outhouse is the "bath" in the listing), this structure is a blank canvas. It is ready to be transformed into a modern home, luxury Airbnb, hunting lodge, wedding venue, or off-grid retreat. The property features many upgrades, including a new well, a registered septic system (condition unknown), electricity, a natural spring, and an expansive pond. Please note while these improvements are

Key facts

• New well
• Natural spring
• 6.5 acres

Tags

• 6.5 ACRES
• HISTORIC CIRCA-1900 CABIN
• NEW WELL
• REGISTERED SEPTIC SYSTEM
• NATURAL SPRING
• EXPANSIVE POND

Property features AI

Finance

• HOA & community: Community clubhouse; Community golf; Community pool; Community tennis courts

Exterior

• Parking: Detached garage
• Utilities: Private well water; Septic tank sewer
• Home design: Single family detached residence; 2 stories
• Construction: Frame construction with wood siding; Shingle roof; Crawl space foundation; Built year not provided
• Exterior features: Deck; Porch; Pond on the property

Interior

• Kitchen: Refrigerator
• Bedrooms: 5 total rooms (bedroom count not specified)
• Flooring: Vinyl flooring
• Heating & cooling: Space heater; Wood heat
• Interior features: Skylight(s); Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/?-bath single-family listed at $200k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $275 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#127 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.
• Preston County Schools (rural): math 22% / reading 33% proficiency, ranked #39 of 55 in WV (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Kingwood Elementary (math 27% / reading 32%, grade F, #225 of 377 statewide, top 68%, 361 students, 0% FRL); Central Preston Middle School (math 19% / reading 42%, grade F, #57 of 109 statewide, top 52%, 322 students, 0% FRL); Preston High School (math 10% / reading 32%, grade F, #100 of 110 statewide, top 91%, 1,178 students, 0% FRL) — zoned schools average 0% FRL vs 43% district-wide (43 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 97 active listings in the ZIP; 2 units permitted in Preston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $3k appreciation (1.7% local appreciation)).
• Preston County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.7% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $197,000 (1.5% below list)

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. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.05% ✓
• Cap rate: 7.94%
• Cash-on-cash: 5.89%
• DSCR: 1.26
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.7% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.5%
• Equity multiple: 1.50×
• Total profit: $28,231
• Equity at exit: $75,671

10-year hold

• IRR: 12.8%
• Equity multiple: 2.67×
• Total profit: $93,630
• Equity at exit: $106,551

Cash invested: $56,000 (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 26764

• Home prices YoY: 0.6%
• Active inventory: 97
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,098 medium
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $3,000/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $275

Break-even live

Break-even rent $1,750

Max offer price $200,000

Occupancy floor 82%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-19
   days on market $200,000 Active 17 DOM
2. 2026-06-18
   days on market $200,000 Active 16 DOM
3. 2026-06-17
   days on market $200,000 Active 15 DOM
4. 2026-06-16
   days on market $200,000 Active 14 DOM
5. 2026-06-15
   days on market $200,000 Active 13 DOM
6. 2026-06-14
   days on market $200,000 Active 11 DOM
7. 2026-06-13
   days on market $200,000 Active 10 DOM
8. 2026-06-10
   days on market $200,000 Active 8 DOM
9. 2026-06-09
   days on market $200,000 Active 7 DOM
10. 2026-06-08
    days on market $200,000 Active 6 DOM
11. 2026-06-07
    days on market $200,000 Active 5 DOM
12. 2026-06-03
    remarks 689-char remark
13. 2026-06-03
    listed $200,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $25,170
• − Mortgage interest: −$11,203
• − Property taxes: −$3,000
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,014
• − Management: −$2,014
• − Depreciation: −$5,818
• Taxable income: $122
• Est. tax owed @ 24.0%: −$29
• After-tax cash flow: $3,270/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 Extensive rehab

This historic property requires extensive renovations to modernize and improve its condition, significantly increasing its resale and rental value.

Repairs flagged

• Major kitchen appliances — outdated and in poor condition
• Major bathroom — no indoor bath
• Major HVAC system — outdated and likely inefficient
• Moderate exterior siding — visible wear
• Major interior walls — dated paint and condition
• Major flooring — dated and in poor condition

Value-add opportunities

• Resale modern kitchen appliances — improves functionality and appeal
• Resale modern bathroom fixtures — increases functionality and appeal
• Both HVAC system upgrade — improves comfort and energy efficiency
• Resale exterior siding repair — enhances curb appeal
• Resale interior paint refresh — updates the look and feel
• Resale new flooring — enhances the living space and increases value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen appliances · outdated and in poor condition	Major	$15,000–50,000
bathroom · no indoor bath	Major	$15,000–50,000
HVAC system · outdated and likely inefficient	Major	$15,000–50,000
exterior siding · visible wear	Moderate	$3,000–15,000
interior walls · dated paint and condition	Major	$15,000–50,000
flooring · dated and in poor condition	Major	$15,000–50,000
Total estimated repair cost · 6 items		$78,000–265,000

Value-add ROI direction

• Resale modern kitchen appliances — improves functionality and appeal ↑
• Resale modern bathroom fixtures — increases functionality and appeal ↑
• Both HVAC system upgrade — improves comfort and energy efficiency ↑
• Resale exterior siding repair — enhances curb appeal ↑
• Resale interior paint refresh — updates the look and feel ↑
• Resale new flooring — enhances the living space and increases 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: Preston County Schools
• NCES district ID: 5401170
• Math proficiency: 22% ▼ -8.00%
• Reading proficiency: 33% ▼ -6.00%
• Median HH income: $43,997
• Composite: 23.51/100
• National rank: #7869
• State rank: #39 of 55 in WV

Livability — Kingwood

• Score: 65/100
• State rank: #127
• US rank: #13334

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,349

Population outlook (Preston County) Hauer SSP2

• Today (2025): 33,786 people
• By 2030: 33,618 · -0.5%
• By 2040: 32,953 · -2.5%
• By 2050: 32,131 · -4.9%
• By 2075: 30,774 · -8.9%
• By 2100: 27,037 · -20.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 7%
• Common ancestry: Slovak 4% Italian 2% Lithuanian 2%
• Foreign-born: 0%

Political lean MEDSL · Preston

• 2024 margin: Solid R (+57.0) · D 20.5% · R 77.5% · Other 2.1%
• 2008→2024 swing: -30.5pp toward R · 2008: -26.5pp · 2024: -57.0pp
• All cycles: 2024: R+57.0 2020: R+55.1 2016: R+55.8 2012: R+44.4 2008: R+26.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.70%
• Current HPI: 294.2344
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-02 Listed $200,000 NCWVREIN