17 Hannah Run Rd · Arbovale, WV 24915

$124,900

4 bd · 1.5 ba · 1,532 sqft · SingleFamily public records · 70 Days on market

Built 1900

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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 +21.8/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• Appreciation +6.1/10.0
• 1% rule +4.4/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming 2-Story home situated on a . 25 acre lot. Needs some TLC and will make a very beautiful home!

Key facts

• Built 1900
• Listed 69 days

Property features AI

Exterior

• Home design: Residential property; Built on pillar/post/pier foundation
• Construction: Pillar/Post/Pier foundation
• Exterior features: Metal roof

Interior

• Flooring: Ceramic tile; Hardwood; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Window units for cooling
• Interior features: Ceramic tile, hardwood, and vinyl flooring; 7 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (6.3% below list).
• Recommended offer: $117k (6.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#142 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A, crime A-; Watch: employment D, housing D, schools F.
• Pocahontas County Schools (rural): math 31% / reading 39% proficiency, ranked #19 of 55 in WV (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 5 active listings in the ZIP; 2 units permitted in Pocahontas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($864 loan paydown + $3k appreciation (2.2% local appreciation)).
• Pocahontas County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.2% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($117k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $117,013 (6.3% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.94% ✗
• Cap rate: 8.16%
• Cash-on-cash: 6.66%
• DSCR: 1.30
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.7%
• Equity multiple: 1.64×
• Total profit: $22,488
• Equity at exit: $50,992

10-year hold

• IRR: 14.3%
• Equity multiple: 2.97×
• Total profit: $68,891
• Equity at exit: $74,781

Cash invested: $34,972 (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 24915

• Home prices YoY: 1.4%
• Active inventory: 5
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,170 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$23 /mo · $279/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $194

Break-even live

Break-even rent $924

Max offer price $124,900

Occupancy floor 78%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $124,900 Active 70 DOM
2. 2026-06-17
   days on market $124,900 Active 69 DOM
3. 2026-06-16
   days on market $124,900 Active 68 DOM
4. 2026-06-15
   days on market $124,900 Active 67 DOM
5. 2026-06-15
   days on market $124,900 Active 66 DOM
6. 2026-06-13
   days on market $124,900 Active 65 DOM
7. 2026-06-12
   days on market $124,900 Active 64 DOM
8. 2026-06-09
   days on market $124,900 Active 61 DOM
9. 2026-06-08
   days on market $124,900 Active 60 DOM
10. 2026-06-08
    days on market $124,900 Active 59 DOM
11. 2026-06-07
    days on market $124,900 Active 58 DOM
12. 2026-06-04
    days on market $124,900 Active 56 DOM
13. 2026-06-03
    days on market $124,900 Active 55 DOM
14. 2026-06-02
    days on market $124,900 Active 54 DOM
15. 2026-06-01
    days on market $124,900 Active 53 DOM
16. 2026-05-31
    days on market $124,900 Active 52 DOM
17. 2026-04-10
    listed $124,900 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: $279 · $23/mo
• Projected year-2 tax: $737 · $61/mo
• Expected delta: +$458/yr (+$38/mo · 164.2%)

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

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 ≥88°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,042
• − Mortgage interest: −$6,996
• − Property taxes: −$279
• − Insurance: −$624
• − Repairs & maintenance: −$1,123
• − Management: −$1,123
• − Depreciation: −$3,633
• Taxable income: $262
• Est. tax owed @ 24.0%: −$63
• After-tax cash flow: $2,267/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: Pocahontas County Schools
• NCES district ID: 5401140
• Math proficiency: 31% ▼ -4.00%
• Reading proficiency: 39% ▼ -1.00%
• Median HH income: $35,035
• Composite: 28.89/100
• National rank: #6640
• State rank: #19 of 55 in WV

Livability — Arbovale

• Score: 64/100
• State rank: #142
• US rank: #14328

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arbovale, WV
• Population (ZIP): 651

Population outlook (Pocahontas County) Hauer SSP2

• Today (2025): 8,115 people
• By 2030: 7,797 · -3.9%
• By 2040: 7,149 · -11.9%
• By 2050: 6,639 · -18.2%
• By 2075: 6,002 · -26.0%
• By 2100: 5,379 · -33.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 17%
• Common ancestry: Iranian 3% Italian 1% Serbian 1%

Political lean MEDSL · Pocahontas

• 2024 margin: Solid R (+50.3) · D 23.8% · R 74.1% · Other 2.2%
• 2008→2024 swing: -37.6pp toward R · 2008: -12.7pp · 2024: -50.3pp
• All cycles: 2024: R+50.3 2020: R+46.1 2016: R+42.8 2012: R+24.5 2008: R+12.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.25%
• Current HPI: 158.006
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-04-10 Listed $124,900 GVBOR

Property tax history

+12.7%/yr

Latest (2025): $279 · +8.8% YoY. Source: county tax records.