3162 Barger Springs Rd · Hinton, WV 24935

$54,900

2 bd · 1.0 ba · 720 sqft · SingleFamily · 11 Days on market

Built 1900 Poor condition ↓ 15% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.0/10.0
• Condition / age +1.0/5.0

Listing remarks MLS

Forest Hill- Walking distance to the Greenbrier River, is this small camp/vacation home. Great 2 bedroom, 1 bath vacation home. With almost an acre of land this is a great getaway place. Home is not insulated, heating is a wood burning fireplace, unknown condition of well and septic. Seasonal stream on back of property. Outdoor fireplace and picnic table. Does have power.

Key facts

• Outdoor fireplace
• Seasonal stream
• 90 acre lot

Tags

• OUTDOOR FIREPLACE
• SEASONAL STREAM
• 90 ACRE LOT

Property features AI

Exterior

• Utilities: Well water (also listed as 'None' for water source)
• Home design: Residential, single-story home; Entry level not specified; Facing direction not specified
• Construction: Shingle and wood roof; Pillar/post/pier foundation; Built-in construction materials not fully specified
• Exterior features: Has a view

Interior

• Bedrooms: Total of 5 rooms (includes bedrooms and living spaces)
• Flooring: Hardwood flooring; Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Wood stove heating; No central cooling
• Interior features: Laminate counters; Hardwood and laminate flooring; Wood stove heating

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($823 rent vs $55k).
• Cap rate 12.2% vs local median 2.6% in Hinton — 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 62/100 on livability (#188 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Summers County Schools (town): math 18% / reading 32% proficiency, ranked #49 of 55 in WV (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 4 active listings in the ZIP; 19 units permitted in Summers County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($380 loan paydown + $2k appreciation (2.8% local appreciation)).
• Summers County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.8% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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

• Watch-outs: flood insurance adds $66/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $54,900

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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.50% ✓
• Cap rate: 12.21%
• Cash-on-cash: 21.14%
• DSCR: 1.94
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.0%
• Equity multiple: 2.23×
• Total profit: $18,945
• Equity at exit: $23,901

10-year hold

• IRR: 23.2%
• Equity multiple: 4.27×
• Total profit: $50,208
• Equity at exit: $36,237

Cash invested: $15,372 (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 24935

• Home prices YoY: 1.7%
• Active inventory: 4
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $823 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $824/yr
• Insurance: −$23
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$173
• Net cashflow: $204

Break-even live

Break-even rent $564

Max offer price $54,900

Occupancy floor 70%

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-05
   historical Active Under Contract 374-char remark

   Show marketing remark (374 chars)

   Forest Hill- Walking distance to the Greenbrier River, is this small camp/vacation home. Great 2 bedroom, 1 bath vacation home. With almost an acre of land this is a great getaway place. Home is not insulated, heating is a wood burning fireplace, unknown condition of well and septic. Seasonal stream on back of property. Outdoor fireplace and picnic table. Does have power.

2. 2026-05-05
   status Pending

   Show marketing remark (374 chars)

   Forest Hill- Walking distance to the Greenbrier River, is this small camp/vacation home. Great 2 bedroom, 1 bath vacation home. With almost an acre of land this is a great getaway place. Home is not insulated, heating is a wood burning fireplace, unknown condition of well and septic. Seasonal stream on back of property. Outdoor fireplace and picnic table. Does have power.

3. 2026-04-24
   status Active 374-char remark

   Show marketing remark (374 chars)

   Forest Hill- Walking distance to the Greenbrier River, is this small camp/vacation home. Great 2 bedroom, 1 bath vacation home. With almost an acre of land this is a great getaway place. Home is not insulated, heating is a wood burning fireplace, unknown condition of well and septic. Seasonal stream on back of property. Outdoor fireplace and picnic table. Does have power.

4. 2026-04-24
   listed $54,900 Active

   Show marketing remark (374 chars)

   Forest Hill- Walking distance to the Greenbrier River, is this small camp/vacation home. Great 2 bedroom, 1 bath vacation home. With almost an acre of land this is a great getaway place. Home is not insulated, heating is a wood burning fireplace, unknown condition of well and septic. Seasonal stream on back of property. Outdoor fireplace and picnic table. Does have power.

5. 2026-02-25
   price $59,900 374-char remark

   Show marketing remark (374 chars)

   Forest Hill- Walking distance to the Greenbrier River, is this small camp/vacation home. Great 2 bedroom, 1 bath vacation home. With almost an acre of land this is a great getaway place. Home is not insulated, heating is a wood burning fireplace, unknown condition of well and septic. Seasonal stream on back of property. Outdoor fireplace and picnic table. Does have power.

6. 2025-10-24
   status Active 374-char remark

   Show marketing remark (374 chars)

   Forest Hill- Walking distance to the Greenbrier River, is this small camp/vacation home. Great 2 bedroom, 1 bath vacation home. With almost an acre of land this is a great getaway place. Home is not insulated, heating is a wood burning fireplace, unknown condition of well and septic. Seasonal stream on back of property. Outdoor fireplace and picnic table. Does have power.

7. 2025-09-12
   price $64,900 374-char remark

   Show marketing remark (374 chars)

   Forest Hill- Walking distance to the Greenbrier River, is this small camp/vacation home. Great 2 bedroom, 1 bath vacation home. With almost an acre of land this is a great getaway place. Home is not insulated, heating is a wood burning fireplace, unknown condition of well and septic. Seasonal stream on back of property. Outdoor fireplace and picnic table. Does have power.

8. 2025-04-17
   status Active 374-char remark

   Show marketing remark (374 chars)

   Forest Hill- Walking distance to the Greenbrier River, is this small camp/vacation home. Great 2 bedroom, 1 bath vacation home. With almost an acre of land this is a great getaway place. Home is not insulated, heating is a wood burning fireplace, unknown condition of well and septic. Seasonal stream on back of property. Outdoor fireplace and picnic table. Does have power.

ⓘ 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 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 21 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: $9,876
• − Mortgage interest: −$3,075
• − Property taxes: −$824
• − Insurance: −$1,072
• − Repairs & maintenance: −$790
• − Management: −$790
• − Depreciation: −$1,597
• Taxable income: $1,728
• Est. tax owed @ 24.0%: −$415
• After-tax cash flow: $2,037/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 · 1 photo

Poor 20/100 Extensive rehab

This property requires extensive repairs and updates to bring it up to a livable standard. Significant investment is needed to improve the exterior, interior, and HVAC systems, as well as landscaping.

Repairs flagged

• Major siding — Severe weathering and peeling
• Major porch flooring — Worn-out and unsafe
• Major paint — Worn and peeling
• Major windows — Old and possibly leaky
• Major HVAC/mechanicals — No visible systems, likely outdated

Value-add opportunities

• Resale new siding — Enhances curb appeal and durability
• Resale new flooring — Improves safety and aesthetics
• Resale new paint — Refreshes the home's appearance
• Resale new windows — Improves energy efficiency and safety
• Resale HVAC system — Ensures comfort and energy efficiency
• Both landscaping — Enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Severe weathering and peeling	Major	$15,000–50,000
porch flooring · Worn-out and unsafe	Major	$15,000–50,000
paint · Worn and peeling	Major	$15,000–50,000
windows · Old and possibly leaky	Major	$15,000–50,000
HVAC/mechanicals · No visible systems, likely outdated	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Resale new siding — Enhances curb appeal and durability ↑
• Resale new flooring — Improves safety and aesthetics ↑
• Resale new paint — Refreshes the home's appearance ↑
• Resale new windows — Improves energy efficiency and safety ↑
• Resale HVAC system — Ensures comfort and energy efficiency ↑
• Both landscaping — Enhances curb appeal and property 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: Summers County Schools
• NCES district ID: 5401350
• Math proficiency: 18% ▼ -8.00%
• Reading proficiency: 32% ▼ -4.00%
• Median HH income: $33,089
• Composite: 20.39/100
• National rank: #8593
• State rank: #49 of 55 in WV

Livability — Hinton

• Score: 62/100
• State rank: #188
• US rank: #17062

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 363

Population outlook (Summers County) Hauer SSP2

• Today (2025): 11,605 people
• By 2030: 10,904 · -6.0%
• By 2040: 9,658 · -16.8%
• By 2050: 8,619 · -25.7%
• By 2075: 6,920 · -40.4%
• By 2100: 5,819 · -49.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Black 6%
• Common ancestry: Lithuanian 5% Slovak 3%
• Languages at home: 97% English-only · German/W. Germanic 3%

Political lean MEDSL · Summers

• 2024 margin: Solid R (+51.4) · D 23.3% · R 74.7% · Other 2.0%
• 2008→2024 swing: -40.1pp toward R · 2008: -11.3pp · 2024: -51.4pp
• All cycles: 2024: R+51.4 2020: R+47.0 2016: R+46.6 2012: R+28.8 2008: R+11.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.75%
• Current HPI: 168.5222
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-15.4% since first listed

8 events — show timeline

• 2026-05-05 Contingent — BBOR
• 2026-05-05 Pending — GVBOR
• 2026-04-24 Relisted — BBOR
• 2026-04-24 Listed $54,900 GVBOR
• 2026-02-25 Price Changed $59,900 BBOR
• 2025-10-24 Relisted — BBOR
• 2025-09-12 Price Changed $64,900 BBOR
• 2025-04-17 Relisted — BBOR