56 Cemetery Hill Rd · Henlawson, WV 25547

$27,900

3 bd · 1.0 ba · 692 sqft · SingleFamily · 107 Days on market

Built 1940 3,572 sqft lot ↓ 20% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.5/10.0
• ARV discount +7.5/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Livability +1.9/5.0

Listing remarks

Discover the potential in this 3-bedroom, 1-bath home in Logan County. This property is being sold as-is and is ready for your vision. Whether you're searching for a fixer-upper to make your own or a promising investment opportunity. The AC/Heat unit is 2 years old. Bring your ideas and breathe of fresh air into this space . (All measurements are approximate. )

Key facts

• 3,572 sq ft lot
• Built 1940
• Listed 107 days

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Public water; Public sewer
• Home design: Single-family residential (traditional style); Single-story
• Construction: Vinyl siding
• Exterior features: Shingle roof; Sloped lot; Gravel parking/driveway

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Total of 6 rooms (bedrooms and living spaces combined)
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Window unit cooling
• Interior features: Range, Refrigerator, Gas water heater; Full basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $28k.

Deal economics

• At list price, monthly cash flow is $540 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($927 rent vs $28k).
• Recommended offer: $25k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 38/100 on livability (#383 in WV) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Logan County Schools (rural): math 18% / reading 32% proficiency, ranked #48 of 55 in WV (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 4 active listings in the ZIP; 1 units permitted in Logan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($193 loan paydown + $2k appreciation (7.0% local appreciation)).
• Logan County population projected at -35% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($25k) is reasonable based on typical stale-listing flexibility.
• 2 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 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 8→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $25,389 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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: 3.32% ✓
• Cap rate: 29.51%
• Cash-on-cash: 82.90%
• DSCR: 4.69
• GRM: 2.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 90.3%
• Equity multiple: 6.65×
• Total profit: $44,132
• Equity at exit: $19,335

10-year hold

• IRR: 87.2%
• Equity multiple: 14.13×
• Total profit: $102,584
• Equity at exit: $36,729

Cash invested: $7,812 (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 25547

• Home prices YoY: 4.4%
• Active inventory: 4
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $927 medium
• Mortgage (P&I): −$146
• Tax est. 1.5%: −$35 /mo · $418/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $540

Break-even live

Break-even rent $244

Max offer price $27,900

Occupancy floor 37%

Sensitivity live

Price	-10% $559	-5% $549	+0% $540	+5% $530	+10% $520
Rent	-10% $466	-5% $503	+0% $540	+5% $576	+10% $613
Rate	-1.0pp $554	-0.5pp $547	base $540	+0.5pp $532	+1.0pp $525

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: $6,975
• Closing costs: $837
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $27,900 Active 107 DOM
2. 2026-06-21
   days on market $27,900 Active 106 DOM
3. 2026-06-18
   days on market $27,900 Active 104 DOM
4. 2026-06-17
   days on market $27,900 Active 103 DOM
5. 2026-06-16
   days on market $27,900 Active 102 DOM
6. 2026-06-15
   days on market $27,900 Active 101 DOM
7. 2026-06-15
   days on market $27,900 Active 100 DOM
8. 2026-06-13
   days on market $27,900 Active 99 DOM
9. 2026-06-12
   days on market $27,900 Active 98 DOM
10. 2026-06-09
    days on market $27,900 Active 95 DOM
11. 2026-06-08
    days on market $27,900 Active 94 DOM
12. 2026-06-08
    days on market $27,900 Active 93 DOM
13. 2026-06-05
    days on market $27,900 Active 91 DOM
14. 2026-06-04
    days on market $27,900 Active 90 DOM
15. 2026-06-03
    days on market $27,900 Active 89 DOM
16. 2026-06-02
    days on market $27,900 Active 88 DOM
17. 2026-06-01
    days on market $27,900 Active 87 DOM
18. 2026-05-31
    days on market $27,900 Active 86 DOM
19. 2026-03-06
    listed $27,900 Active
20. 2025-12-02
    listed $35,000 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 6/10 Major
• 🌡 Heat 5/10 Major 8 d/yr ≥101°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $11,127
• − Mortgage interest: −$1,563
• − Property taxes: −$418
• − Insurance: −$140
• − Repairs & maintenance: −$890
• − Management: −$890
• − Depreciation: −$812
• Taxable income: $6,414
• Est. tax owed @ 24.0%: −$1,539
• After-tax cash flow: $4,937/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: Logan County Schools
• NCES district ID: 5400690
• Math proficiency: 18% ▼ -15.00%
• Reading proficiency: 32% ▼ -9.00%
• Median HH income: $36,127
• Composite: 20.68/100
• National rank: #8531
• State rank: #48 of 55 in WV

Livability — Henlawson

• Score: 38/100
• State rank: #383
• US rank: #27501

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Henlawson, WV
• City population: 408
• Population (ZIP): 374

Population outlook (Logan County) Hauer SSP2

• Today (2025): 30,218 people
• By 2030: 27,848 · -7.8%
• By 2040: 23,262 · -23.0%
• By 2050: 19,582 · -35.2%
• By 2075: 12,739 · -57.8%
• By 2100: 7,787 · -74.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%

Political lean MEDSL · Logan

• 2024 margin: Solid R (+66.7) · D 16.1% · R 82.8% · Other 1.1%
• 2008→2024 swing: -55.9pp toward R · 2008: -10.8pp · 2024: -66.7pp
• All cycles: 2024: R+66.7 2020: R+63.0 2016: R+63.2 2012: R+39.7 2008: R+10.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.00%
• Current HPI: 164.5737
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-20.3% since first listed

2 events — show timeline

• 2026-03-06 Listed $27,900 WBOR
• 2025-12-02 Listed $35,000 WBOR