139 Dakota Dr · Scarbro, WV 25917

$75,000

1 bd · 1.0 ba · 768 sqft · SingleFamily public records · 34 Days on market

Built 1900 7.88 ac lot Est $53k · 42% over

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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 +25.6/30.0
• DSCR +8.5/10.0
• 1% rule +6.1/10.0
• Appreciation +5.1/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Mountaintop views with great hunting fishing and ATVing. It's close to Plum Orchard Lake, BSA Camp and New River George, This 4 bedroom 2 bath home has a detached 2 car garage with a 1 bedroom apartment on top. House has hemlock siding with a 8 year old roof. This would make a great camp, investment property or. .. L@@K This is very private property on a dead end street and is priced to sell.

Key facts

• 7.88 acre lot
• Built 1900
• Listed 34 days

Property features AI

Exterior

• Security: Smoke detectors
• Utilities: Public water
• Home design: Single family residence; Two levels; 2 stories
• Construction: Aluminum siding; Block construction; Composition/shingle roof
• Exterior features: Porch

Interior

• Kitchen: Dishwasher; Electric range; Gas range; Microwave; Refrigerator; Garbage disposal
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Electric heating; Forced air heating; Has heating
• Interior features: Insulated windows; Partial basement; Basement present; 5 total rooms

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $177 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($835 rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 51/100 on livability (#325 in WV) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment 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.
• Zoned schools: Oak Hill High (math 17% / reading 42%, grade F, #69 of 110 statewide, top 71%, 1,164 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: 2 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 $641 of equity ($519 loan paydown + $122 appreciation (0.2% 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 (0.2% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago 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.
• Current owner paid $52k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.11% ✓
• Cap rate: 9.13%
• Cash-on-cash: 10.13%
• DSCR: 1.45
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $52,992
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
40 Painter Rd	0.10mi	2/1.0 (+1)	832 (+8%)	6mo	$57,000	$69	71

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

Projected returns pro-forma

0.16% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.5%
• Equity multiple: 1.46×
• Total profit: $9,658
• Equity at exit: $22,389

10-year hold

• IRR: 14.3%
• Equity multiple: 2.59×
• Total profit: $33,397
• Equity at exit: $27,406

Cash invested: $21,000 (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 25917

• Home prices YoY: 0.1%
• Active inventory: 2
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $835 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$58 /mo · $692/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$175
• Net cashflow: $177

Break-even live

Break-even rent $610

Max offer price $75,000

Occupancy floor 74%

Sensitivity live

Price	-10% $220	-5% $198	+0% $177	+5% $156	+10% $135
Rent	-10% $111	-5% $144	+0% $177	+5% $210	+10% $243
Rate	-1.0pp $215	-0.5pp $196	base $177	+0.5pp $158	+1.0pp $138

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-09
   status $75,000 Pending 34 DOM
2. 2026-06-08
   days on market $75,000 Active 34 DOM
3. 2026-06-07
   days on market $75,000 Active 33 DOM
4. 2026-06-05
   days on market $75,000 Active 30 DOM
5. 2026-06-03
   days on market $75,000 Active 29 DOM
6. 2026-06-02
   days on market $75,000 Active 28 DOM
7. 2026-06-01
   days on market $75,000 Active 27 DOM
8. 2026-05-31
   days on market $75,000 Active 26 DOM
9. 2026-05-30
   days on market $75,000 Active 25 DOM
10. 2026-05-04
    listed $75,000 Active
11. 2018-07-25
    soldstatus $52,500
12. 2018-07-20
    soldstatus $54,500 395-char remark

    Show marketing remark (395 chars)

    Mountaintop views with great hunting fishing and ATVing. It's close to Plum Orchard Lake, BSA Camp and New River George, This 4 bedroom 2 bath home has a detached 2 car garage with a 1 bedroom apartment on top. House has hemlock siding with a 8 year old roof. This would make a great camp, investment property or. .. L@@K This is very private property on a dead end street and is priced to sell.

13. 2018-06-02
    listed $62,900 395-char remark

    Show marketing remark (395 chars)

    Mountaintop views with great hunting fishing and ATVing. It's close to Plum Orchard Lake, BSA Camp and New River George, This 4 bedroom 2 bath home has a detached 2 car garage with a 1 bedroom apartment on top. House has hemlock siding with a 8 year old roof. This would make a great camp, investment property or. .. L@@K This is very private property on a dead end street and is priced to sell.

ⓘ 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: $692 · $58/mo
• Projected year-2 tax: $692 · $58/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 20 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: $10,017
• − Mortgage interest: −$4,201
• − Property taxes: −$692
• − Insurance: −$375
• − Repairs & maintenance: −$801
• − Management: −$801
• − Depreciation: −$2,182
• Taxable income: $964
• Est. tax owed @ 24.0%: −$231
• After-tax cash flow: $1,895/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 — Scarbro

• Score: 51/100
• State rank: #325
• US rank: #25461

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Scarbro, WV
• Population (ZIP): 1,341

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 (82%)
• Race & ethnicity: White 82% Black 18%
• Common ancestry: Subsaharan African 2% Italian 2% Romanian 1%
• Foreign-born: 2%
• Languages at home: 98% English-only · Spanish 2%

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: ▲ 0.16%
• Current HPI: 151.2442
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+19.2% since first listed

4 events — show timeline

• 2026-05-04 Listed $75,000 KVBOR
• 2018-07-25 Sold (Public Records) $52,500 Public Records
• 2018-07-20 Sold (MLS) $54,500 BBOR
• 2018-06-02 Listed $62,900 BBOR

Property tax history

+6.2%/yr

Latest (2025): $692 · -0.2% YoY. Source: county tax records.