183 Rock House Rd · Bolt, WV 25839

$90,000

3 bd · 2.0 ba · 2,088 sqft · SingleFamily public records · 8 Days on market

Built 1976 10,454 sqft lot $10/mo HOA · 1% of rent

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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 +9.2/10.0
• ARV discount +7.5/15.0
• Appreciation +5.5/10.0
• Schools +3.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Opportunity is knocking in the amazing HOLLY HILLS with this spacious 3 bedroom 3 bathrooms and a layout ready for your vision. This property offers solid square footage and a rare full-size commercial garage-perfect for a workshop, storage, or your business! This home requires significant renovations and is being sold as-is, making it a deal for investors, flippers, contractors or buyers looking to build sweat equity. With the right updates, this property could truly shine. Bring your imagination and transform this diamond in the rough. CASH ONLY

Key facts

• 0.24 acre lot
• Built 1976
• Listed 7 days

Tags

• FULL-SIZE COMMERCIAL GARAGE

Property features AI

Finance

• Other: Subdivision: HOLLY HILL
• HOA & community: Homeowners association with $10 monthly fee

Exterior

• Parking: Concrete parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property; 2-story
• Construction: Aluminum siding
• Exterior features: Public water; Public sewer; Lot of about 0.24 acres; Directions: coming from Princeton follow 77 to Harpers Road, turn left onto Harpers Road, follow ~12 miles, turn left onto Rock House Rd (Holly Hills); house is 0.2 miles on the left

Interior

• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central Air; Heat Pump
• Interior features: Central air conditioning; Heat pump heating

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $450 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).

Location & tenants

• Location reads 53/100 on livability (#300 in WV) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing B; Watch: schools D-, 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: 4 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 $2k of equity ($622 loan paydown + $949 appreciation (1.1% 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 (1.1% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $40k; list at $90k implies a 125% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,000

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.42% ✓
• Cap rate: 12.29%
• Cash-on-cash: 21.41%
• DSCR: 1.95
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $206,712
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
289 Rock House Rd	0.17mi	4/2.0 (+1)	2,150 (+3%)	13mo	$175,000	$81	71
103 Holly Hills Dr	0.04mi	3/2.0	1,848 (-12%)	21mo	$186,000	$101	62
114 Brunty Hollow Rd	0.67mi	3/2.0	1,810 (-13%)	23mo	$180,000	$99	28

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

Projected returns pro-forma

1.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.6%
• Equity multiple: 2.21×
• Total profit: $30,531
• Equity at exit: $30,977

10-year hold

• IRR: 26.4%
• Equity multiple: 4.20×
• Total profit: $80,562
• Equity at exit: $41,362

Cash invested: $25,200 (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 25839

• Home prices YoY: 1.0%
• Active inventory: 4
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,274 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$37 /mo · $449/yr
• Insurance: −$38
• HOA: −$10
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $450

Break-even live

Break-even rent $705

Max offer price $90,000

Occupancy floor 60%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $10 · $120/yr

Listing history 8 events

1. 2026-06-19
   days on market $90,000 Active 8 DOM
2. 2026-06-18
   days on market $90,000 Active 7 DOM
3. 2026-06-17
   days on market $90,000 Active 6 DOM
4. 2026-06-16
   days on market $90,000 Active 5 DOM
5. 2026-06-15
   days on market $90,000 Active 4 DOM
6. 2026-06-14
   days on market $90,000 Active 2 DOM
7. 2026-06-12
   remarks 553-char remark
8. 2026-06-12
   listed $90,000 Active 1 DOM

ⓘ 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: $449 · $37/mo
• Projected year-2 tax: $531 · $44/mo
• Expected delta: +$82/yr (+$7/mo · 18.2%)

ⓘ 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 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 22 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: $15,288
• − Mortgage interest: −$5,041
• − Property taxes: −$449
• − Insurance: −$450
• − Repairs & maintenance: −$1,223
• − Management: −$1,223
• − HOA: −$120
• − Depreciation: −$2,618
• Taxable income: $4,163
• Est. tax owed @ 24.0%: −$999
• After-tax cash flow: $4,395/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: 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 — Bolt

• Score: 53/100
• State rank: #300
• US rank: #24365

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 53
• Population (ZIP): 453

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Serbian 13%

Political lean MEDSL · Raleigh

• 2024 margin: Solid R (+54.3) · D 22.0% · R 76.3% · Other 1.6%
• 2008→2024 swing: -28.5pp toward R · 2008: -25.9pp · 2024: -54.3pp
• All cycles: 2024: R+54.3 2020: R+50.4 2016: R+52.8 2012: R+44.6 2008: R+25.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.05%
• Current HPI: 103.5416
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+125.0% since first listed

2 events — show timeline

• 2026-06-11 Listed $90,000 MTCBOR
• 1989-01-31 Sold (Public Records) $40,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $449 · +14.2% YoY. Source: county tax records.