147 Circle Dr · Oceana, WV 24870

$99,900

5 bd · 3.5 ba · 3,255 sqft · SingleFamily · 192 Days on market

Built 1980 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 +26.3/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Appreciation +6.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Key facts

• 0.5 acre lot
• Built 1980
• Listed 192 days

Property features AI

Finance

• Other: Half-acre lot

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; 2 stories
• Construction: Brick and frame construction
• Exterior features: Storm door(s)

Interior

• Bathrooms: 3 full bathrooms; 1 half bathroom
• Interior features: Partial basement

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#154 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: health & safety C-, employment D, schools F.
• Wyoming County Schools (rural): math 20% / reading 38% proficiency, ranked #37 of 55 in WV (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 5 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($691 loan paydown + $4k appreciation (3.6% local appreciation)).
• Wyoming County population projected at -34% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.6% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 192 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 192 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.20% ✓
• Cap rate: 9.38%
• Cash-on-cash: 11.03%
• DSCR: 1.49
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.65% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.4%
• Equity multiple: 2.14×
• Total profit: $31,919
• Equity at exit: $48,632

10-year hold

• IRR: 20.1%
• Equity multiple: 4.09×
• Total profit: $86,515
• Equity at exit: $77,972

Cash invested: $27,972 (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 24870

• Home prices YoY: 3.0%
• Active inventory: 5
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,199 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $257

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 74%

Sensitivity live

Price	-10% $326	-5% $292	+0% $257	+5% $223	+10% $188
Rent	-10% $162	-5% $210	+0% $257	+5% $304	+10% $352
Rate	-1.0pp $307	-0.5pp $283	base $257	+0.5pp $231	+1.0pp $205

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $99,900 Active 192 DOM
2. 2026-06-21
   days on market $99,900 Active 191 DOM
3. 2026-06-18
   days on market $99,900 Active 189 DOM
4. 2026-06-17
   days on market $99,900 Active 188 DOM
5. 2026-06-16
   days on market $99,900 Active 187 DOM
6. 2026-06-15
   days on market $99,900 Active 186 DOM
7. 2026-06-15
   days on market $99,900 Active 185 DOM
8. 2026-06-13
   days on market $99,900 Active 184 DOM
9. 2026-06-12
   days on market $99,900 Active 183 DOM
10. 2026-06-09
    days on market $99,900 Active 180 DOM
11. 2026-06-08
    days on market $99,900 Active 179 DOM
12. 2026-06-08
    days on market $99,900 Active 178 DOM
13. 2026-06-07
    days on market $99,900 Active 177 DOM
14. 2026-06-04
    days on market $99,900 Active 175 DOM
15. 2026-06-03
    days on market $99,900 Active 174 DOM
16. 2026-06-02
    days on market $99,900 Active 173 DOM
17. 2026-06-01
    days on market $99,900 Active 172 DOM
18. 2026-05-31
    days on market $99,900 Active 171 DOM
19. 2025-12-11
    listed $99,900 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: $14,393
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,151
• − Management: −$1,151
• − Depreciation: −$2,906
• Taxable income: $1,590
• Est. tax owed @ 24.0%: −$382
• After-tax cash flow: $2,704/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: Wyoming County Schools
• NCES district ID: 5401650
• Math proficiency: 20% ▼ -11.00%
• Reading proficiency: 38% ▼ -8.00%
• Median HH income: $35,763
• Composite: 23.94/100
• National rank: #7783
• State rank: #37 of 55 in WV

Livability — Oceana

• Score: 64/100
• State rank: #154
• US rank: #14869

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oceana, WV
• Population (ZIP): 1,652

Population outlook (Wyoming County) Hauer SSP2

• Today (2025): 19,301 people
• By 2030: 17,775 · -7.9%
• By 2040: 14,923 · -22.7%
• By 2050: 12,703 · -34.2%
• By 2075: 8,812 · -54.3%
• By 2100: 6,146 · -68.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Portuguese 11% Italian 7% Romanian 1%
• Languages at home: 96% English-only · German/W. Germanic 4%

Political lean MEDSL · Wyoming

• 2024 margin: Solid R (+73.0) · D 12.9% · R 86.0% · Other 1.1%
• 2008→2024 swing: -48.0pp toward R · 2008: -25.1pp · 2024: -73.0pp
• All cycles: 2024: R+73.0 2020: R+72.1 2016: R+70.0 2012: R+55.7 2008: R+25.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.65%
• Current HPI: 124.3099
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2025-12-11 Listed $99,900 MTCBOR