38 Frankmoore Rd · Hamlin, WV 25521

$74,900

3 bd · 2.0 ba · 1,125 sqft · SingleFamily · 47 Days on market

Good condition 0.50 ac lot

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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 +29.8/30.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Appreciation +4.4/10.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +1.8/10.0

Listing remarks

Quiet country living on a half acre lot. Home sits on a nice level seat on hillside with wooded views. Fresh paint throughout and carpets were just professionally cleaned. Split floor plan with primary bedroom/bath on one side, 2 more bedrooms and second bathroom on the opposite side of the home. Very close to the new Duval elementary and middle schools.

Key facts

• Close to schools
• Fresh paint
• Split floor plan

Tags

• HALF ACRE LOT
• WOODED VIEWS
• FRESH PAINT
• SPLIT FLOOR PLAN
• CLOSE TO SCHOOLS

Property features AI

Exterior

• Utilities: Lot is 0.5 acres with approximate dimensions 102 x 150 x 201 x 175
• Home design: Single-family residence; Single-story
• Construction: Frame construction
• Exterior features: Composition/shingle roof

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric forced-air heating
• Interior features: Total of 5 rooms; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $276 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#52 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Lincoln County Schools (rural): math 17% / reading 28% proficiency, ranked #54 of 55 in WV (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Duval Pk-8 (math 16% / reading 25%, grade F, #337 of 377 statewide, top 89%, 351 students, 0% FRL); Lincoln County High School (math 12% / reading 42%, grade F, #79 of 110 statewide, top 78%, 852 students, 0% FRL) — zoned schools average 0% FRL vs 55% district-wide (55 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 2 active listings in the ZIP; 12 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.1%/yr); year-one equity from $518 of loan paydown is wiped out by about $841 of value loss. Plan a longer hold.
• Lincoln County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.1% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Recommended offer $72,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.34% ✓
• Cap rate: 10.71%
• Cash-on-cash: 15.77%
• DSCR: 1.70
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.12% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.3%
• Equity multiple: 1.55×
• Total profit: $11,516
• Equity at exit: $17,637

10-year hold

• IRR: 18.4%
• Equity multiple: 2.83×
• Total profit: $38,372
• Equity at exit: $18,145

Cash invested: $20,972 (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 25521

• Home prices YoY: -0.8%
• Active inventory: 2
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,004 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,124/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $276

Break-even live

Break-even rent $655

Max offer price $74,900

Occupancy floor 68%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-19
   days on market $74,900 Active 47 DOM
2. 2026-06-18
   days on market $74,900 Active 46 DOM
3. 2026-06-17
   days on market $74,900 Active 45 DOM
4. 2026-06-16
   days on market $74,900 Active 44 DOM
5. 2026-06-15
   days on market $74,900 Active 43 DOM
6. 2026-06-14
   days on market $74,900 Active 41 DOM
7. 2026-06-12
   days on market $74,900 Active 40 DOM
8. 2026-06-09
   days on market $74,900 Active 37 DOM
9. 2026-06-08
   days on market $74,900 Active 36 DOM
10. 2026-06-07
    days on market $74,900 Active 35 DOM
11. 2026-06-02
    days on market $74,900 Active 30 DOM
12. 2026-06-01
    days on market $74,900 Active 29 DOM
13. 2026-05-31
    days on market $74,900 Active 28 DOM
14. 2026-05-30
    days on market $74,900 Active 27 DOM
15. 2026-05-03
    listed $74,900 Active

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

Taxation est. · year 1

• Rental income: $12,050
• − Mortgage interest: −$4,196
• − Property taxes: −$1,124
• − Insurance: −$374
• − Repairs & maintenance: −$964
• − Management: −$964
• − Depreciation: −$2,179
• Taxable income: $2,249
• Est. tax owed @ 24.0%: −$540
• After-tax cash flow: $2,768/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

Good 75/100 Cosmetic rehab

This single-family home on a half-acre lot offers a good condition with a fresh paint job and updated appliances. It's close to schools and has a split floor plan, making it suitable for both buyers and renters.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Replace carpet with hardwood — Improves aesthetics and increases rental value
• Both Install new kitchen appliances — Modernizes kitchen and enhances resale value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Replace carpet with hardwood — Improves aesthetics and increases rental value ↑
• Both Install new kitchen appliances — Modernizes kitchen and enhances resale 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: Lincoln County Schools
• NCES district ID: 5400660
• Math proficiency: 17% ▼ -10.00%
• Reading proficiency: 28% ▼ -10.00%
• Median HH income: $34,693
• Composite: 18.48/100
• National rank: #8925
• State rank: #54 of 55 in WV

Livability — Hamlin

• Score: 72/100
• State rank: #52
• US rank: #5990

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,034

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 20,193 people
• By 2030: 19,294 · -4.5%
• By 2040: 17,358 · -14.0%
• By 2050: 15,464 · -23.4%
• By 2075: 11,491 · -43.1%
• By 2100: 8,039 · -60.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 9%
• Common ancestry: Iranian 11%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+62.5) · D 17.8% · R 80.3% · Other 1.9%
• 2008→2024 swing: -53.6pp toward R · 2008: -8.9pp · 2024: -62.5pp
• All cycles: 2024: R+62.5 2020: R+54.9 2016: R+54.7 2012: R+31.6 2008: R+8.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.12%
• Current HPI: 134.5742
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-03 Listed $74,900 KVBOR