11001 Charleston Rd

Hometown, WV 25168

$140,000C

5 bd · 2.0 ba · 2,400 sqft · Built 1945 · SingleFamily · Active · 116 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,457/mo
• Mortgage (P&I): −$734
• Tax + insurance: −$300
• HOA: −$0
• Vac / Maint / Mgmt: −$306
• Net cashflow: $117/mo
• Annual: $1,409/yr
• Cap rate: 7.87%
• Cash-on-cash: 5.63%
• DSCR: 1.25
• 1% rule: 1.04%
• Cash to close: $39,200

Investor read

• This is a 5-bed/2.0-bath single-family listed at $140k. Condition is rated fair.
• At list price, monthly cash flow is $117 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• It's been on market 116 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $127k (9.0% below list) — sets the bar for market timing.
• In year one you build about $2k of equity ($968 loan paydown + $686 appreciation (0.5% local appreciation)).
• Location reads 63/100 on livability (#157 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.
• Putnam County Schools (suburban): math 40% / reading 50% proficiency, ranked #2 of 55 in WV (top 4%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hometown Elementary (math 24% / reading 24%, grade F, #287 of 377 statewide, top 85%, 52 students, 0% FRL); Poca High School (math 17% / reading 47%, grade F, #55 of 110 statewide, top 59%, 446 students, 0% FRL) — zoned schools average 0% FRL vs 33% district-wide (33 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 28% at this address vs 45% district-wide (-17 pts) — the specific schools serving this property underperform the Putnam County Schools average; the district grade overstates school quality for this exact location.
• Watch-outs: flood insurance adds $66/mo; built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: 10 active listings in the ZIP; 111 units permitted in Putnam County in 2024 (0 in 5+ unit buildings).
• At projected returns (0.5% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~9 years — after that, you're playing with house money.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Questions for listing agent

• It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.

Repairs flagged (vision-AI assessment)

• Major: roof — The roof appears to be in poor condition, with visible wear and tear.
• Moderate: exterior siding — The exterior siding is in fair condition, with some discoloration and wear.
• Minor: flooring — The flooring appears to be in average condition, with some wear and tear.
• Minor: interior walls/paint — The interior walls and paint appear to be in average condition, with some discoloration.
• Moderate: windows — The windows appear to be in fair condition, with some discoloration and wear.
• Minor: HVAC/mechanicals — The HVAC and mechanical systems appear to be in average condition, with some wear and tear.