4519 Grandview Rd · Piney View, WV 25813

$99,900

3 bd · 1.0 ba · 1,508 sqft · SingleFamily public records · 56 Days on market

Built 1900 1.73 ac lot ↓ 43% since listing

---

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 +8.2/10.0
• ARV discount +7.5/15.0
• Schools +3.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in a desirable area close to Grandview State Park, this 1.73-acre property offers endless possibilities. Remodel the existing home or take advantage of the beautiful lot to build the home you've always wanted.

Key facts

• Grandview state park
• Beautiful lot
• 1.73-acre property

Tags

• GRANDVIEW STATE PARK
• 1.73-ACRE PROPERTY
• BEAUTIFUL LOT

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Septic tank
• Home design: Residential property; One and one-half stories
• Construction: Metal siding; Asphalt roof
• Exterior features: Garden; Covered porch/patio; Shed(s); Has view; Level and rolling topography

Interior

• Kitchen: No appliances included
• Bedrooms: 5 total rooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Has heating (Other); Has cooling (Other)
• Interior features: Eat-in kitchen; Crawl space basement
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $426 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#242 in WV) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Raleigh County Schools (rural): math 29% / reading 42% proficiency, ranked #14 of 55 in WV (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Daniels Elementary (math 38% / reading 36%, grade F, #130 of 377 statewide, top 39%, 562 students, 0% FRL); Shady Spring Middle School (math 30% / reading 46%, grade F, #25 of 109 statewide, top 23%, 578 students, 0% FRL); Shady Spring High (math 32% / reading 57%, grade F, #11 of 110 statewide, top 11%, 828 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: 13 active listings in the ZIP; 41 units permitted in Raleigh County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Raleigh County population projected at -16% 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 $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.32% ✓
• Cap rate: 11.41%
• Cash-on-cash: 18.28%
• DSCR: 1.81
• GRM: 6.3

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: 9.9%
• Equity multiple: 1.39×
• Total profit: $10,924
• Equity at exit: $14,895

10-year hold

• IRR: 19.0%
• Equity multiple: 2.59×
• Total profit: $44,355
• Equity at exit: $8,638

Cash invested: $27,972 (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 25813

• Home prices YoY: -5.7%
• Active inventory: 13
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,322 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$53 /mo · $632/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $426

Break-even live

Break-even rent $783

Max offer price $99,900

Occupancy floor 63%

Sensitivity live

Price	-10% $483	-5% $454	+0% $426	+5% $398	+10% $370
Rent	-10% $322	-5% $374	+0% $426	+5% $478	+10% $530
Rate	-1.0pp $476	-0.5pp $451	base $426	+0.5pp $400	+1.0pp $374

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $99,900 Active 56 DOM
2. 2026-06-18
   days on market $99,900 Active 55 DOM
3. 2026-06-17
   days on market $99,900 Active 54 DOM
4. 2026-06-16
   days on market $99,900 Active 53 DOM
5. 2026-06-15
   days on market $99,900 Active 52 DOM
6. 2026-06-14
   days on market $99,900 Active 50 DOM
7. 2026-06-12
   days on market $99,900 Active 49 DOM
8. 2026-06-09
   days on market $99,900 Active 46 DOM
9. 2026-06-08
   days on market $99,900 Active 45 DOM
10. 2026-06-07
    days on market $99,900 Active 44 DOM
11. 2026-06-03
    days on market $99,900 Active 40 DOM
12. 2026-06-02
    days on market $99,900 Active 39 DOM
13. 2026-06-01
    days on market $99,900 Active 38 DOM
14. 2026-05-31
    days on market $99,900 Active 37 DOM
15. 2026-05-30
    days on market $99,900 Active 36 DOM
16. 2026-05-01
    price $99,900
17. 2026-04-24
    listed $174,900 Active

ⓘ 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: $632 · $53/mo
• Projected year-2 tax: $632 · $53/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 2/10 Low 7 d/yr ≥92°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,862
• − Mortgage interest: −$5,596
• − Property taxes: −$632
• − Insurance: −$500
• − Repairs & maintenance: −$1,269
• − Management: −$1,269
• − Depreciation: −$2,906
• Taxable income: $3,690
• Est. tax owed @ 24.0%: −$886
• After-tax cash flow: $4,227/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: Raleigh County Schools
• NCES district ID: 5401230
• Math proficiency: 29% ▼ -8.00%
• Reading proficiency: 42% ▼ -3.00%
• Median HH income: $39,828
• Composite: 29.74/100
• National rank: #6445
• State rank: #14 of 55 in WV

Livability — Piney View

• Score: 58/100
• State rank: #242
• US rank: #20910

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,429

Population outlook (Raleigh County) Hauer SSP2

• Today (2025): 73,505 people
• By 2030: 70,954 · -3.5%
• By 2040: 66,038 · -10.2%
• By 2050: 61,919 · -15.8%
• By 2075: 51,954 · -29.3%
• By 2100: 39,724 · -46.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Black 16% Hispanic / Latino 3%
• Common ancestry: Lithuanian 4% Romanian 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Raleigh

• 2024 margin: Solid R (+54.3) · D 22.0% · R 76.3% · Other 1.6%
• 2008→2024 swing: -28.5pp toward R · 2008: -25.9pp · 2024: -54.3pp
• All cycles: 2024: R+54.3 2020: R+50.4 2016: R+52.8 2012: R+44.6 2008: R+25.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -13.00%
• Current HPI: 214.0545
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-42.9% since first listed

2 events — show timeline

• 2026-05-01 Price Changed $99,900 BBOR
• 2026-04-24 Listed $174,900 BBOR

Property tax history

+7.8%/yr

Latest (2025): $632 · +2.1% YoY. Source: county tax records.