147 Talc Ct · Montcalm, WV 24747

$119,000

4 bd · 2.0 ba · 1,575 sqft · SingleFamily · 47 Days on market

Built 1905 Fair condition ↓ 5% since listing

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Why this score? — see what drove the C 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 +21.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• Appreciation +6.6/10.0
• 1% rule +5.6/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Tucked away at the end of a newly repaired road, this charming 4BR/2BA home in Montcalm offers almost 1/2 acre, character, and convenience just minutes from the Hatfield-McCoy Trails. Enjoy relaxing on the screened in front porch or entertaining on the side deck. Inside features hardwood floors, a cozy fireplace with wood-burning stove, electric heat pump with central air, and a spacious primary suite on the main level with an updated bath and beautiful claw foot tub. The detached garage includes a cement floor, AC, plus an I-beam ideal for car projects or repairs. Additional highlights include a 2-story playhouse, chicken coop, public water and sewer, new gutters with gutter guards (2023).

Key facts

• Electric heat pump
• Wood-burning stove
• Side deck

Tags

• SCREENED IN FRONT PORCH
• SIDE DECK
• HARDWOOD FLOORS
• COZY FIREPLACE
• WOOD-BURNING STOVE
• ELECTRIC HEAT PUMP

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding
• Exterior features: Front porch; Storage outbuilding

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Basement with exterior entry, partial and unfinished

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $119k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $171 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $115k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 50/100 on livability (#328 in WV) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: crime D+, amenities F, commute F.
• Mercer County Schools (town): math 26% / reading 37% proficiency, ranked #28 of 55 in WV (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Montcalm Elementary School (math 22% / reading 27%, grade F, #287 of 377 statewide, top 85%, 279 students, 0% FRL); Montcalm High School (math 17% / reading 27%, grade F, #97 of 110 statewide, top 90%, 282 students, 0% FRL) — zoned schools average 0% FRL vs 54% district-wide (54 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 5 active listings in the ZIP; 4 units permitted in Mercer County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($823 loan paydown + $4k appreciation (3.2% local appreciation)).
• Mercer County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.2% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($115k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $16k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,430 (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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.06% ✓
• Cap rate: 8.02%
• Cash-on-cash: 6.18%
• DSCR: 1.27
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $18,900
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
980 Lambert Mountain Rd	0.64mi	3/1.0 (-1)	1,809 (+15%)	15mo	$22,000	$12	24

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

Projected returns pro-forma

3.24% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.9%
• Equity multiple: 1.80×
• Total profit: $26,774
• Equity at exit: $55,101

10-year hold

• IRR: 15.6%
• Equity multiple: 3.35×
• Total profit: $78,212
• Equity at exit: $86,177

Cash invested: $33,320 (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 24747

• Home prices YoY: 1.7%
• Active inventory: 5
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,258 medium
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,785/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $171

Break-even live

Break-even rent $1,041

Max offer price $119,000

Occupancy floor 81%

Sensitivity live

Price	-10% $254	-5% $213	+0% $171	+5% $130	+10% $89
Rent	-10% $72	-5% $122	+0% $171	+5% $221	+10% $271
Rate	-1.0pp $231	-0.5pp $202	base $171	+0.5pp $141	+1.0pp $109

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-22
   days on market $119,000 Active 47 DOM
2. 2026-06-19
   days on market $119,000 Active 44 DOM
3. 2026-06-18
   days on market $119,000 Active 43 DOM
4. 2026-06-17
   days on market $119,000 Active 42 DOM
5. 2026-06-16
   days on market $119,000 Active 41 DOM
6. 2026-06-15
   days on market $119,000 Active 40 DOM
7. 2026-06-14
   days on market $119,000 Active 38 DOM
8. 2026-06-12
   days on market $119,000 Active 37 DOM
9. 2026-06-09
   days on market $119,000 Active 34 DOM
10. 2026-06-08
    days on market $119,000 Active 33 DOM
11. 2026-06-07
    days on market $119,000 Active 32 DOM
12. 2026-06-05
    days on market $119,000 Active 29 DOM
13. 2026-06-02
    pricedays on market $119,000 Active 27 DOM
14. 2026-06-01
    days on market $127,500 Active 26 DOM
15. 2026-05-31
    days on market $127,500 Active 25 DOM
16. 2026-05-30
    days on market $127,500 Active 24 DOM
17. 2026-05-21
    price $127,500
18. 2026-05-15
    price $129,900
19. 2026-05-06
    listed $134,900 Active
20. 2025-06-04
    price
21. 2025-03-20
    listed 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 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥90°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 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: $15,097
• − Mortgage interest: −$6,666
• − Property taxes: −$1,785
• − Insurance: −$595
• − Repairs & maintenance: −$1,208
• − Management: −$1,208
• − Depreciation: −$3,462
• Taxable income: $174
• Est. tax owed @ 24.0%: −$42
• After-tax cash flow: $2,016/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 · 12 photos

Fair 45/100 Moderate rehab

This 4BR/2BA home in Montcalm requires moderate renovations to improve its condition and value. Updates to the kitchen, exterior, and interior paint would significantly enhance its appeal and marketability.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom fixtures — standard fixtures
• Moderate roof — gray asphalt shingles
• Moderate exterior siding — some discoloration
• Moderate HVAC system — electric heat pump

Value-add opportunities

• Both update kitchen cabinets and fixtures — modernizing kitchen
• Both paint interior walls — fresh paint enhances curb appeal
• Both repair and replace exterior siding — improves curb appeal and durability

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom fixtures · standard fixtures	Minor	$500–3,000
roof · gray asphalt shingles	Moderate	$3,000–15,000
exterior siding · some discoloration	Moderate	$3,000–15,000
HVAC system · electric heat pump	Moderate	$3,000–15,000
Total estimated repair cost · 5 items		$10,000–51,000

Value-add ROI direction

• Both update kitchen cabinets and fixtures — modernizing kitchen ↑
• Both paint interior walls — fresh paint enhances curb appeal ↑
• Both repair and replace exterior siding — improves curb appeal and durability ↑

ⓘ 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: Mercer County Schools
• NCES district ID: 5400840
• Math proficiency: 26% ▼ -13.00%
• Reading proficiency: 37% ▼ -6.00%
• Median HH income: $35,064
• Composite: 25.98/100
• National rank: #7325
• State rank: #28 of 55 in WV

Livability — Montcalm

• Score: 50/100
• State rank: #328
• US rank: #25714

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Montcalm, WV
• City population: 1,169
• Population (ZIP): 3,551

Population outlook (Mercer County) Hauer SSP2

• Today (2025): 57,860 people
• By 2030: 55,781 · -3.6%
• By 2040: 51,365 · -11.2%
• By 2050: 47,476 · -17.9%
• By 2075: 38,851 · -32.9%
• By 2100: 30,053 · -48.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Italian 2% Romanian 1% Iranian 1%

Political lean MEDSL · Mercer

• 2024 margin: Solid R (+57.3) · D 20.6% · R 77.9% · Other 1.5%
• 2008→2024 swing: -29.8pp toward R · 2008: -27.6pp · 2024: -57.3pp
• All cycles: 2024: R+57.3 2020: R+54.4 2016: R+55.3 2012: R+47.1 2008: R+27.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.24%
• Current HPI: 198.7055
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-5.5% since first listed

5 events — show timeline

• 2026-05-21 Price Changed $127,500 MTCBOR
• 2026-05-15 Price Changed $129,900 MTCBOR
• 2026-05-06 Listed $134,900 MTCBOR
• 2025-06-04 Price Changed — BBOR
• 2025-03-20 Listed — BBOR