132 Oak St · Elk Garden, WV 26717

$69,500

2 bd · 1.0 ba · 1,036 sqft · SingleFamily · 3 Days on market

Built 1900 0.44 ac lot Est $121k · 43% under ↓ 46% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Appreciation +5.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

2 BEDROOM, 1 FULL BATH, 2 STORY HOME ON (0.44/AC), VINYL SIDING, DOUBLE LOT YARD WITH LARGE SHADE TREES. SHED & STORAGE CONTAINER, PAVED DRIVEWAY & METAL ROOF! UPGRADED DOUBLE-HUNG WINDOWS. FIRST FLOOR OFFERS COZY LIVING ROOM W GAS HEATER, KITCHEN WITH WALL-UNIT HEATER AND ALL APPLIANCES. HOT WATER HEATER. MUD ROOM, FULL BATH ON MAIN FLOOR. . 2ND FLOOR INCLUDES 2 CONNECTING BEDROOMS, ORIGINAL WOOD FLOOR & STORAGE ROOM. COVERED FRONT PORCH. LOCAL PRIMARY SCHOOL, CHURCHES AND CLOSE PROXIMITY TO OUTDOOR ACTIVITIES LIKE HIKING AND FISHING. CLOSE TO JENNINGS RANDOLPH LAKE, WV & DEEP CREEK LAKE, MD. LOW WV TAXES.

Key facts

• Covered front porch
• Double lot yard
• Large shade trees

Tags

• DOUBLE LOT YARD
• LARGE SHADE TREES
• UPGRADED DOUBLE HUNG WINDOWS
• COVERED FRONT PORCH
• CLOSE TO DEEP CREEK LAKE

Property features AI

Finance

• Financial info: Fee simple ownership; Lease not considered

Exterior

• Parking: Paved driveway; Driveway parking
• Utilities: Public water; Public sewer
• Home design: Detached structure; Estimated year built
• Construction: Vinyl and aluminum siding; Block foundation; Metal roof; Double-hung windows; Above-grade and below-grade structures noted
• Exterior features: Porch(es); Shed; Trees/wooded lot

Interior

• Kitchen: Refrigerator; Gas oven/range
• Bedrooms: Two bedrooms on the upper level; Rooms include Living Room, Bedroom 1, Bedroom 2, Mud Room, Storage Room
• Flooring: Wood flooring; Partial carpeting
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Natural gas heating; Wall unit heating; Ceiling fans for cooling; Electric hot water
• Interior features: Ceiling fans; Window treatments; Carpeted areas; Drywall and wood walls
• Laundry & utility: Washer and dryer on the main floor

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $283 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($966 rent vs $70k).

Location & tenants

• Location reads 58/100 on livability (#237 in WV) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D, schools F, amenities F.
• Mineral County Schools (rural): math 26% / reading 34% proficiency, ranked #32 of 55 in WV (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 6 active listings in the ZIP; 64 units permitted in Mineral County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($481 loan paydown + $1k appreciation (1.7% local appreciation)).
• Mineral County population projected at -26% 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 $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $69,500

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.39% ✓
• Cap rate: 11.17%
• Cash-on-cash: 17.43%
• DSCR: 1.78
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $121,212
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
171 Walnut St	0.06mi	3/1.0 (+1)	984 (-5%)	18mo	$115,000	$117	69

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

Projected returns pro-forma

1.72% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.1%
• Equity multiple: 2.12×
• Total profit: $21,791
• Equity at exit: $26,362

10-year hold

• IRR: 23.4%
• Equity multiple: 4.00×
• Total profit: $58,406
• Equity at exit: $37,171

Cash invested: $19,460 (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 26717

• Home prices YoY: 1.3%
• Active inventory: 6
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $966 medium
• Mortgage (P&I): −$364
• Tax est. 1.5%: −$87 /mo · $1,042/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $283

Break-even live

Break-even rent $608

Max offer price $69,500

Occupancy floor 66%

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: $17,375
• Closing costs: $2,085
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-19
   days on market $69,500 Active 3 DOM
2. 2026-06-18
   days on market $69,500 Active 2 DOM
3. 2026-06-17
   remarks 623-char remark
4. 2026-06-17
   listed $69,500 Active 1 DOM

ⓘ 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 3/10 Moderate 7 d/yr ≥89°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,588
• − Mortgage interest: −$3,893
• − Property taxes: −$1,042
• − Insurance: −$348
• − Repairs & maintenance: −$927
• − Management: −$927
• − Depreciation: −$2,022
• Taxable income: $2,429
• Est. tax owed @ 24.0%: −$583
• After-tax cash flow: $2,808/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: Mineral County Schools
• NCES district ID: 5400870
• Math proficiency: 26% ▼ -12.00%
• Reading proficiency: 34% ▼ -7.00%
• Median HH income: $36,161
• Composite: 24.85/100
• National rank: #7590
• State rank: #32 of 55 in WV

Livability — Elk Garden

• Score: 58/100
• State rank: #237
• US rank: #20669

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elk Garden, WV
• Population (ZIP): 1,421

Population outlook (Mineral County) Hauer SSP2

• Today (2025): 25,357 people
• By 2030: 24,009 · -5.3%
• By 2040: 21,321 · -15.9%
• By 2050: 18,801 · -25.9%
• By 2075: 13,934 · -45.0%
• By 2100: 10,141 · -60.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Romanian 2% Lithuanian 1% Iranian 1%

Political lean MEDSL · Mineral

• 2024 margin: Solid R (+60.2) · D 19.2% · R 79.4% · Other 1.4%
• 2008→2024 swing: -26.7pp toward R · 2008: -33.5pp · 2024: -60.2pp
• All cycles: 2024: R+60.2 2020: R+57.3 2016: R+60.8 2012: R+45.0 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.72%
• Current HPI: 137.6067
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-45.9% since first listed

7 events — show timeline

• 2026-06-16 Listed $69,500 BRIGHT MLS
• 2026-04-29 Listing Removed — BRIGHT MLS
• 2026-04-29 Listed $69,500 BRIGHT MLS
• 2025-12-02 Listing Removed — BRIGHT MLS
• 2025-08-04 Price Changed $88,500 BRIGHT MLS
• 2025-05-14 Price Changed $109,500 BRIGHT MLS
• 2025-04-10 Listed $128,500 BRIGHT MLS