107 Main St · Mount Hope, WV 25880

$99,999

4 bd · 3.0 ba · 2,749 sqft · SingleFamily public records · 59 Days on market

Built 1930 0.39 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Appreciation +5.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

Attention all investors, renovators, and dream-home seekers! Opportunity is knocking at 107 Main Street in Mount Hope, WV—a spacious two-story home full of character, charm, and incredible potential. With approximately 2,749 square feet, this property offers the perfect canvas for your next flip project or forever home transformation. Inside, you'll find a generous layout that includes a formal living room, parlor room, dedicated dining room, library, and an eat-in kitchen ready to be reimagined. A gas fireplace adds a cozy focal point, hinting at the warmth this home can offer once restored. The main level also features a full bathroom and a convenient laundry room. Upstairs, you'll

Key facts

• Eat in kitchen
• Gas fireplace
• Formal living room

Tags

• TWO STORY HOME
• FORMAL LIVING ROOM
• DEDICATED DINING ROOM
• LIBRARY
• EAT IN KITCHEN
• GAS FIREPLACE

Property features AI

Exterior

• Parking: 1 total parking space; 1 covered parking space; 1-car garage
• Security: No security features specified
• Utilities: Public water; Public sewer
• Home design: Residential property; Two levels; Has a view
• Construction: Asbestos construction materials
• Exterior features: Other exterior features; Metal roof; Level topography/lot

Interior

• Kitchen: Electric water heater; Gas water heater; Other kitchen appliances
• Bedrooms: Total rooms: 9
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Natural gas heating; Has cooling (type: Other)
• Interior features: Eat-in kitchen; Pantry; Other interior features; Full unfinished basement
• Laundry & utility: Washer/dryer/utility details not specified

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $436 ($5k/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: $97k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#122 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D, amenities F, commute F.
• Fayette County Schools (suburban): math 17% / reading 31% proficiency, ranked #51 of 55 in WV (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 7 active listings in the ZIP; 26 units permitted in Fayette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($691 loan paydown + $2k appreciation (1.7% local appreciation)).
• Fayette County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.7% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,999 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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 D-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: 1.44% ✓
• Cap rate: 12.32%
• Cash-on-cash: 21.52%
• DSCR: 1.96
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.69% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.3%
• Equity multiple: 2.18×
• Total profit: $33,084
• Equity at exit: $37,801

10-year hold

• IRR: 24.5%
• Equity multiple: 4.14×
• Total profit: $87,793
• Equity at exit: $53,200

Cash invested: $28,000 (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 25880

• Home prices YoY: 0.7%
• Active inventory: 7
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,441 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$71 /mo · $847/yr
• Insurance: −$42
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $436

Break-even live

Break-even rent $890

Max offer price $99,999

Occupancy floor 65%

Sensitivity live

Price	-10% $492	-5% $464	+0% $436	+5% $407	+10% $379
Rent	-10% $322	-5% $379	+0% $436	+5% $493	+10% $549
Rate	-1.0pp $486	-0.5pp $461	base $436	+0.5pp $410	+1.0pp $383

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $99,999 Active 59 DOM
2. 2026-06-18
   days on market $99,999 Active 58 DOM
3. 2026-06-17
   days on market $99,999 Active 57 DOM
4. 2026-06-16
   days on market $99,999 Active 56 DOM
5. 2026-06-15
   days on market $99,999 Active 55 DOM
6. 2026-06-14
   days on market $99,999 Active 53 DOM
7. 2026-06-12
   days on market $99,999 Active 52 DOM
8. 2026-06-09
   pricedays on market $99,999 Active 49 DOM
9. 2026-06-08
   days on market $109,000 Active 48 DOM
10. 2026-06-07
    days on market $109,000 Active 47 DOM
11. 2026-06-05
    days on market $109,000 Active 44 DOM
12. 2026-06-03
    days on market $109,000 Active 43 DOM
13. 2026-06-02
    days on market $109,000 Active 42 DOM
14. 2026-06-01
    days on market $109,000 Active 41 DOM
15. 2026-05-31
    days on market $109,000 Active 40 DOM
16. 2026-05-30
    days on market $109,000 Active 39 DOM
17. 2026-04-21
    listed $109,000 Active

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

Tax reassessment forecast WV · Resets to sale price

• Current annual tax: $847 · $71/mo
• Projected year-2 tax: $847 · $71/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥92°F today · 23 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,297
• − Mortgage interest: −$5,601
• − Property taxes: −$847
• − Insurance: −$1,297
• − Repairs & maintenance: −$1,384
• − Management: −$1,384
• − Depreciation: −$2,909
• Taxable income: $3,874
• Est. tax owed @ 24.0%: −$930
• After-tax cash flow: $4,297/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: Fayette County Schools
• NCES district ID: 5400300
• Math proficiency: 17% ▼ -12.00%
• Reading proficiency: 31% ▼ -4.00%
• Median HH income: $35,293
• Composite: 19.77/100
• National rank: #8706
• State rank: #51 of 55 in WV

Livability — Mount Hope

• Score: 65/100
• State rank: #122
• US rank: #12725

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

• Census place: Mount Hope, WV
• Population (ZIP): 5,552

Population outlook (Fayette County) Hauer SSP2

• Today (2025): 41,745 people
• By 2030: 39,758 · -4.8%
• By 2040: 35,751 · -14.4%
• By 2050: 32,223 · -22.8%
• By 2075: 24,307 · -41.8%
• By 2100: 16,671 · -60.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 5% Black 4% Hispanic / Latino 3% Asian 1%
• Common ancestry: Slovak 2% Serbian 2% Portuguese 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Chinese 1% Spanish 1%

Political lean MEDSL · Fayette

• 2024 margin: Solid R (+41.8) · D 28.1% · R 69.8% · Other 2.1%
• 2008→2024 swing: -39.0pp toward R · 2008: -2.7pp · 2024: -41.8pp
• All cycles: 2024: R+41.8 2020: R+38.6 2016: R+39.6 2012: R+21.0 2008: R+2.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.69%
• Current HPI: 230.0339
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-04-21 Listed $109,000 BBOR

Property tax history

-0.5%/yr

Latest (2025): $847 · +3.2% YoY. Source: county tax records.