567 Hundley Rd · Rupert, WV 24931

$120,000

5 bd · 2.0 ba · 1,533 sqft · SingleFamily · 23 Days on market

Built 1977 Fair condition 3.04 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 +20.6/30.0
• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.2/5.0

Listing remarks MLS

Clintonville- Spacious country living in this 5 bedroom, 2 bath home on 3 acres with multiple outbuildings. Large 20x12 covered front deck, large 13x26 open rear deck and spacious level yard. This home needs some TLC and it is 2 single wide 1970's mobile homes finished out and incorporated into a single home. There is an RV hook up on the property as well. Property won't qualify for any government loans do to being an older mobile home. Cash buyer only or possible conventional bank loan.

Key facts

• Spacious level yard
• Covered front deck
• Rv hook up

Tags

• MULTIPLE OUTBUILDINGS
• COVERED FRONT DECK
• OPEN REAR DECK
• SPACIOUS LEVEL YARD
• RV HOOK UP

Property features AI

Exterior

• Parking: No garage
• Utilities: Private well water; Septic tank
• Home design: Single wide mobile home; Residential property
• Construction: Wood siding; Metal roof
• Exterior features: Covered deck; Shed(s); Level lot; Has a view

Interior

• Kitchen: Cooktop; Refrigerator; Electric water heater
• Bedrooms: 5 main-level bedrooms
• Flooring: Carpet; Vinyl; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Eat-in kitchen; Total of 8 rooms; No basement
• Laundry & utility: Washer hookup on main level

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $120k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $160 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#287 in WV) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A; Watch: amenities F, commute F, employment F.
• Greenbrier County Schools (town): math 24% / reading 37% proficiency, ranked #31 of 55 in WV (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Smoot Elementary (math 37% / reading 32%, grade F, #148 of 377 statewide, top 49%, 154 students, 0% FRL); Western Greenbrier Middle School (math 16% / reading 31%, grade F, #91 of 109 statewide, top 85%, 264 students, 0% FRL); Greenbrier West High School (math 17% / reading 37%, grade F, #79 of 110 statewide, top 78%, 404 students, 0% FRL) — zoned schools average 0% FRL vs 49% district-wide (49 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 7 active listings in the ZIP; 74 units permitted in Greenbrier County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($830 loan paydown + $7k appreciation (5.8% local appreciation)).
• Greenbrier County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.8% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k 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 ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

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

Recommended offer $118,200 (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 1977 — 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: 1.04% ✓
• Cap rate: 7.89%
• Cash-on-cash: 5.70%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.84% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.7%
• Equity multiple: 2.30×
• Total profit: $43,661
• Equity at exit: $74,188

10-year hold

• IRR: 19.1%
• Equity multiple: 4.60×
• Total profit: $120,821
• Equity at exit: $133,472

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 24931

• Home prices YoY: 3.5%
• Active inventory: 7
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,252 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $160

Break-even live

Break-even rent $1,050

Max offer price $120,000

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

Listing history 18 events

1. 2026-06-18
   days on market $120,000 Active 23 DOM
2. 2026-06-17
   days on market $120,000 Active 22 DOM
3. 2026-06-16
   days on market $120,000 Active 21 DOM
4. 2026-06-15
   days on market $120,000 Active 20 DOM
5. 2026-06-15
   days on market $120,000 Active 19 DOM
6. 2026-06-13
   days on market $120,000 Active 18 DOM
7. 2026-06-12
   days on market $120,000 Active 17 DOM
8. 2026-06-09
   days on market $120,000 Active 14 DOM
9. 2026-06-08
   days on market $120,000 Active 13 DOM
10. 2026-06-08
    days on market $120,000 Active 12 DOM
11. 2026-06-07
    days on market $120,000 Active 11 DOM
12. 2026-06-04
    days on market $120,000 Active 9 DOM
13. 2026-06-03
    days on market $120,000 Active 8 DOM
14. 2026-06-02
    days on market $120,000 Active 7 DOM
15. 2026-06-01
    days on market $120,000 Active 6 DOM
16. 2026-05-31
    days on market $120,000 Active 5 DOM
17. 2026-05-26
    listed $120,000 Active

    Show marketing remark (492 chars)

    Clintonville- Spacious country living in this 5 bedroom, 2 bath home on 3 acres with multiple outbuildings. Large 20x12 covered front deck, large 13x26 open rear deck and spacious level yard. This home needs some TLC and it is 2 single wide 1970's mobile homes finished out and incorporated into a single home. There is an RV hook up on the property as well. Property won't qualify for any government loans do to being an older mobile home. Cash buyer only or possible conventional bank loan.

18. 2026-05-26
    listed $120,000 Active 492-char remark

    Show marketing remark (492 chars)

    Clintonville- Spacious country living in this 5 bedroom, 2 bath home on 3 acres with multiple outbuildings. Large 20x12 covered front deck, large 13x26 open rear deck and spacious level yard. This home needs some TLC and it is 2 single wide 1970's mobile homes finished out and incorporated into a single home. There is an RV hook up on the property as well. Property won't qualify for any government loans do to being an older mobile home. Cash buyer only or possible conventional bank loan.

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 2/10 Low 4 d/yr ≥95°F today · 11 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: $15,022
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,202
• − Management: −$1,202
• − Depreciation: −$3,491
• Taxable income: $6
• Est. tax owed @ 24.0%: −$1
• After-tax cash flow: $1,915/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 · 13 photos

Fair 45/100 Moderate rehab

This property requires significant repairs to the roof, exterior, and deck, but has potential for substantial value increase with these improvements.

Repairs flagged

• Major roof — Significant damage visible
• Major exterior siding — Weathered and worn
• Major deck and porch flooring — Damaged and uneven

Value-add opportunities

• Resale roof replacement — Fixes major structural issue
• Resale exterior siding repair — Improves curb appeal
• Resale deck and porch flooring replacement — Enhances safety and appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant damage visible	Major	$15,000–50,000
exterior siding · Weathered and worn	Major	$15,000–50,000
deck and porch flooring · Damaged and uneven	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Resale roof replacement — Fixes major structural issue ↑
• Resale exterior siding repair — Improves curb appeal ↑
• Resale deck and porch flooring replacement — Enhances safety and appearance ↑

ⓘ 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: Greenbrier County Schools
• NCES district ID: 5400390
• Math proficiency: 24% ▼ -14.00%
• Reading proficiency: 37% ▼ -10.00%
• Median HH income: $37,088
• Composite: 25.34/100
• National rank: #7477
• State rank: #31 of 55 in WV

Livability — Rupert

• Score: 54/100
• State rank: #287
• US rank: #23816

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,221

Population outlook (Greenbrier County) Hauer SSP2

• Today (2025): 35,394 people
• By 2030: 35,182 · -0.6%
• By 2040: 34,241 · -3.3%
• By 2050: 32,882 · -7.1%
• By 2075: 29,435 · -16.8%
• By 2100: 24,473 · -30.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 10%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Slovak 8% Serbian 6% Scottish 4%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Greenbrier

• 2024 margin: Solid R (+42.1) · D 28.0% · R 70.1% · Other 1.9%
• 2008→2024 swing: -29.9pp toward R · 2008: -12.3pp · 2024: -42.1pp
• All cycles: 2024: R+42.1 2020: R+39.6 2016: R+41.2 2012: R+24.8 2008: R+12.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.84%
• Current HPI: 170.7928
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+0.0% since first listed

2 events — show timeline

• 2026-05-26 Listed $120,000 BBOR
• 2026-05-26 Listed $120,000 GVBOR