111 Roseville Dr · Piney View, WV 25906

$105,000

3 bd · 1.0 ba · 1,200 sqft · SingleFamily · 225 Days on market

Built 1980 Fair condition 0.76 ac lot Est $154k · 32% under ↓ 19% since listing

---

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 +22.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +5.8/10.0
• Appreciation +5.0/10.0
• Schools +3.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

This 3-bedroom 1 bath ranch home with a level lot is only 5 minutes from Beckley in the Piney View area for convenient shopping and dining. This home would be a great starter home as it needs a little TLC. This is a must see! Give me a call today to schedule your tour!

Key facts

• 0.76 acre lot
• Garage
• Built 1980

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $170 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#242 in WV) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Raleigh County Schools (rural): math 29% / reading 42% proficiency, ranked #14 of 55 in WV (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 2 active listings in the ZIP; 41 units permitted in Raleigh County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($726 loan paydown + $3k appreciation (3.0% local appreciation)).
• Raleigh County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 225 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

Recommended offer $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 225 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.08% ✓
• Cap rate: 8.23%
• Cash-on-cash: 6.92%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $153,600
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Roseville Dr	0.00mi	3/1.0	1,200 (0%)	1mo	$85,000	$71	99
745 Stonewall Rd	0.24mi	3/2.0	1,136 (-5%)	9mo	$169,000	$149	69
830 Stonewall Rd	0.43mi	3/1.0	1,184 (-1%)	19mo	$151,000	$128	62

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 14.0%
• Equity multiple: 1.80×
• Total profit: $23,469
• Equity at exit: $47,213

10-year hold

• IRR: 15.8%
• Equity multiple: 3.33×
• Total profit: $68,446
• Equity at exit: $72,760

Cash invested: $29,400 (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 25906

• Active inventory: 2
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,133 medium
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $170

Break-even live

Break-even rent $919

Max offer price $105,000

Occupancy floor 80%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-22
   status Pending
2. 2026-02-16
   price $105,000
3. 2025-11-10
   price $124,900
4. 2025-09-07
   listed $129,900 Active

ⓘ 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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,599
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$1,088
• − Management: −$1,088
• − Depreciation: −$3,055
• Taxable income: $387
• Est. tax owed @ 24.0%: −$93
• After-tax cash flow: $1,943/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 3-bedroom 1 bath ranch home requires significant repairs and updates to its roof, interior walls, and flooring. While it has a level lot and is conveniently located, the home's current condition may deter potential buyers or renters. Investing in these updates could significantly increase its value and make it a more attractive option for both buyers and renters.

Repairs flagged

• Major roof — The roof appears to be in poor condition with visible moss and potential water damage.
• Major kitchen flooring — The kitchen flooring is in poor condition, with visible wear and tear.
• Major bathroom flooring — The bathroom flooring is in poor condition, with visible wear and tear.
• Major interior walls — The interior walls show signs of wear and discoloration, particularly in the kitchen and bathrooms.
• Moderate HVAC system — The HVAC system appears to be in fair condition, but the mechanicals in the basement look old and may need updating.

Value-add opportunities

• Resale paint interior walls — Updating the interior walls with fresh paint can significantly improve the home's curb appeal and value.
• Resale replace kitchen flooring — Replacing the dated kitchen flooring with a more modern and durable option can greatly enhance the home's appeal and value.
• Resale replace bathroom flooring — Updating the dated bathroom flooring with a more modern and durable option can greatly enhance the home's appeal and value.
• Rental paint interior walls — Updating the interior walls with fresh paint can significantly improve the home's curb appeal and value, making it more attractive to renters.
• Rental replace kitchen flooring — Replacing the dated kitchen flooring with a more modern and durable option can greatly enhance the home's appeal and value, making it more attractive to renters.
• Rental replace bathroom flooring — Updating the dated bathroom flooring with a more modern and durable option can greatly enhance the home's appeal and value, making it more attractive to renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The roof appears to be in poor condition with visible moss and potential water damage.	Major	$15,000–50,000
kitchen flooring · The kitchen flooring is in poor condition, with visible wear and tear.	Major	$15,000–50,000
bathroom flooring · The bathroom flooring is in poor condition, with visible wear and tear.	Major	$15,000–50,000
interior walls · The interior walls show signs of wear and discoloration, particularly in the kitchen and bathrooms.	Major	$15,000–50,000
HVAC system · The HVAC system appears to be in fair condition, but the mechanicals in the basement look old and may need updating.	Moderate	$3,000–15,000
Total estimated repair cost · 5 items		$63,000–215,000

Value-add ROI direction

• Resale paint interior walls — Updating the interior walls with fresh paint can significantly improve the home's curb appeal and value. ↑
• Resale replace kitchen flooring — Replacing the dated kitchen flooring with a more modern and durable option can greatly enhance the home's appeal and value. ↑
• Resale replace bathroom flooring — Updating the dated bathroom flooring with a more modern and durable option can greatly enhance the home's appeal and value. ↑
• Rental paint interior walls — Updating the interior walls with fresh paint can significantly improve the home's curb appeal and value, making it more attractive to renters. ↑
• Rental replace kitchen flooring — Replacing the dated kitchen flooring with a more modern and durable option can greatly enhance the home's appeal and value, making it more attractive to renters. ↑
• Rental replace bathroom flooring — Updating the dated bathroom flooring with a more modern and durable option can greatly enhance the home's appeal and value, making it more attractive to renters. ↑

ⓘ 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: Raleigh County Schools
• NCES district ID: 5401230
• Math proficiency: 29% ▼ -8.00%
• Reading proficiency: 42% ▼ -3.00%
• Median HH income: $39,828
• Composite: 29.74/100
• National rank: #6445
• State rank: #14 of 55 in WV

Livability — Piney View

• Score: 58/100
• State rank: #242
• US rank: #20910

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Piney View, WV

Population outlook (Raleigh County) Hauer SSP2

• Today (2025): 73,505 people
• By 2030: 70,954 · -3.5%
• By 2040: 66,038 · -10.2%
• By 2050: 61,919 · -15.8%
• By 2075: 51,954 · -29.3%
• By 2100: 39,724 · -46.0%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-19.2% since first listed

4 events — show timeline

• 2026-04-22 Pending — SWVAR
• 2026-02-16 Price Changed $105,000 SWVAR
• 2025-11-10 Price Changed $124,900 SWVAR
• 2025-09-07 Listed $129,900 SWVAR