5600 Laurel Fork Rd · Bluefield, WV 24366

$95,000

3 bd · 1.0 ba · 1,065 sqft · SingleFamily public records · 23 Days on market

Built 1945 1.00 ac lot ↓ 21% since listing

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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 +26.7/30.0
• DSCR +9.2/10.0
• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• Schools +6.0/10.0
• 1% rule +5.9/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming 3 BR 1 BA home situated on approximately 1 acre on Laurel Fork Rd. in Rocky Gap, VA, offering a peaceful setting with a small stream along the rear of the property. Conveniently located with frontage on a paved road and just minutes from the interstate, this home provides both accessibility and rural appeal. Features include a metal roof, a mix of carpet and vinyl flooring, wood and metal windows, and a partial basement for storage. The home is equipped with a heat pump for efficient heating and cooling, and includes a refrigerator and oven. Served by a private well and septic system. Being sold as-is, this property presents a great opportunity for a starter home or an investment as a rental or vacation getaway with some updates and personal touches.

Key facts

• Metal roof
• Private well
• Partial basement

Tags

• METAL ROOF
• PARTIAL BASEMENT
• PRIVATE WELL
• SEPTIC SYSTEM

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Private well water; Septic tank
• Home design: Single-family detached residence; One story
• Construction: Aluminum siding; Vinyl siding
• Exterior features: Porch

Interior

• Kitchen: Oven; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump
• Interior features: Oven; Refrigerator; Electric water heater; Has basement (concrete, partial, crawl space, dirt floor); 8 total rooms
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $202 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 5.2% in Bluefield — 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 56/100 on livability (#265 in WV) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D+, amenities F, commute F.
• Bland County Public School District (rural): math 62% / reading 80% proficiency, ranked #23 of 131 in VA (top 18%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Bland County Elementary (math 57% / reading 72%, grade B, #416 of 1,108 statewide, top 41%, 371 students, 67% FRL) — zoned schools average 67% FRL vs 32% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 8 units permitted in Bland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($657 loan paydown + $6k appreciation (6.5% local appreciation)).
• Bland County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.5% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $25k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,575 (1.5% below list)

Questions for the listing agent

1. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 1.09% ✓
• Cap rate: 9.54%
• Cash-on-cash: 11.61%
• DSCR: 1.52
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.0%
• Equity multiple: 2.63×
• Total profit: $43,348
• Equity at exit: $62,987

10-year hold

• IRR: 22.4%
• Equity multiple: 5.39×
• Total profit: $116,709
• Equity at exit: $117,156

Cash invested: $26,600 (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 24366

• Home prices YoY: 3.5%
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,035 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$23 /mo · $274/yr
• Insurance: −$40
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $202

Break-even live

Break-even rent $780

Max offer price $95,000

Occupancy floor 76%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-19
   days on market $95,000 Active 23 DOM
2. 2026-06-18
   days on market $95,000 Active 22 DOM
3. 2026-06-17
   days on market $95,000 Active 21 DOM
4. 2026-06-16
   days on market $95,000 Active 20 DOM
5. 2026-06-15
   days on market $95,000 Active 19 DOM
6. 2026-06-14
   days on market $95,000 Active 17 DOM
7. 2026-06-12
   pricestatusdays on market $95,000 Active 16 DOM
8. 2026-05-13
   historical Active Under Contract 769-char remark

   Show marketing remark (769 chars)

   Charming 3 BR 1 BA home situated on approximately 1 acre on Laurel Fork Rd. in Rocky Gap, VA, offering a peaceful setting with a small stream along the rear of the property. Conveniently located with frontage on a paved road and just minutes from the interstate, this home provides both accessibility and rural appeal. Features include a metal roof, a mix of carpet and vinyl flooring, wood and metal windows, and a partial basement for storage. The home is equipped with a heat pump for efficient heating and cooling, and includes a refrigerator and oven. Served by a private well and septic system. Being sold as-is, this property presents a great opportunity for a starter home or an investment as a rental or vacation getaway with some updates and personal touches.

9. 2026-05-13
   status Pending 769-char remark

   Show marketing remark (769 chars)

   Charming 3 BR 1 BA home situated on approximately 1 acre on Laurel Fork Rd. in Rocky Gap, VA, offering a peaceful setting with a small stream along the rear of the property. Conveniently located with frontage on a paved road and just minutes from the interstate, this home provides both accessibility and rural appeal. Features include a metal roof, a mix of carpet and vinyl flooring, wood and metal windows, and a partial basement for storage. The home is equipped with a heat pump for efficient heating and cooling, and includes a refrigerator and oven. Served by a private well and septic system. Being sold as-is, this property presents a great opportunity for a starter home or an investment as a rental or vacation getaway with some updates and personal touches.

10. 2026-04-28
    listed $120,000 Active 769-char remark

    Show marketing remark (769 chars)

    Charming 3 BR 1 BA home situated on approximately 1 acre on Laurel Fork Rd. in Rocky Gap, VA, offering a peaceful setting with a small stream along the rear of the property. Conveniently located with frontage on a paved road and just minutes from the interstate, this home provides both accessibility and rural appeal. Features include a metal roof, a mix of carpet and vinyl flooring, wood and metal windows, and a partial basement for storage. The home is equipped with a heat pump for efficient heating and cooling, and includes a refrigerator and oven. Served by a private well and septic system. Being sold as-is, this property presents a great opportunity for a starter home or an investment as a rental or vacation getaway with some updates and personal touches.

11. 2026-04-28
    listed $120,000 Active 769-char remark

    Show marketing remark (769 chars)

    Charming 3 BR 1 BA home situated on approximately 1 acre on Laurel Fork Rd. in Rocky Gap, VA, offering a peaceful setting with a small stream along the rear of the property. Conveniently located with frontage on a paved road and just minutes from the interstate, this home provides both accessibility and rural appeal. Features include a metal roof, a mix of carpet and vinyl flooring, wood and metal windows, and a partial basement for storage. The home is equipped with a heat pump for efficient heating and cooling, and includes a refrigerator and oven. Served by a private well and septic system. Being sold as-is, this property presents a great opportunity for a starter home or an investment as a rental or vacation getaway with some updates and personal touches.

ⓘ 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: $274 · $23/mo
• Projected year-2 tax: $560 · $47/mo
• Expected delta: +$287/yr (+$24/mo · 104.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 8 d/yr ≥91°F today · 23 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,425
• − Mortgage interest: −$5,321
• − Property taxes: −$274
• − Insurance: −$1,142
• − Repairs & maintenance: −$994
• − Management: −$994
• − Depreciation: −$2,764
• Taxable income: $937
• Est. tax owed @ 24.0%: −$225
• After-tax cash flow: $2,198/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: Bland County Public School District
• NCES district ID: 5100390
• Math proficiency: 62% ▼ -25.00%
• Reading proficiency: 80% ▬ 0.00%
• Median HH income: $44,048
• Composite: 59.56/100
• National rank: #917
• State rank: #23 of 131 in VA

Livability — Bluefield

• Score: 56/100
• State rank: #265
• US rank: #22470

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 17,117
• Population (ZIP): 333

Population outlook (Bland County) Hauer SSP2

• Today (2025): 6,172 people
• By 2030: 5,928 · -4.0%
• By 2040: 5,402 · -12.5%
• By 2050: 4,926 · -20.2%
• By 2075: 4,051 · -34.4%
• By 2100: 3,028 · -50.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Black 8%
• Common ancestry: Serbian 1%

Political lean MEDSL · Bland

• 2024 margin: Solid R (+69.7) · D 14.8% · R 84.5%
• 2008→2024 swing: -30.3pp toward R · 2008: -39.4pp · 2024: -69.7pp
• All cycles: 2024: R+69.7 2020: R+68.2 2016: R+67.8 2012: R+48.0 2008: R+39.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.54%
• Current HPI: 194.6264
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-20.8% since first listed

8 events — show timeline

• 2026-06-11 Relisted — NRVMLS
• 2026-06-11 Price Changed $95,000 SWVAR
• 2026-06-11 Price Changed $95,000 NRVMLS
• 2026-06-11 Relisted — SWVAR
• 2026-05-13 Contingent — SWVAR
• 2026-05-13 Pending — NRVMLS
• 2026-04-28 Listed $120,000 SWVAR
• 2026-04-28 Listed $120,000 NRVMLS

Property tax history

+7.0%/yr

Latest (2025): $274 · +0.0% YoY. Source: county tax records.