13 Mayfair Ln · Coal Fork, WV 25311

$81,900

3 bd · 2.0 ba · 1,401 sqft · SingleFamily · 60 Days on market

Built 1962 Fair condition 2.45 ac lot Est $157k · 48% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Look at the potential that this 3-bedroom, 2-bathroom brick ranch has to offer. The open country style kitchen offers a breakfast bar as well as eat-in area large enough for a formal dining room table. Hardwood floors throughout the main living areas and bedrooms could be refinished to restore them to like new condition. The electric was recently updated and a new roof has just been installed checking two major repair items off your list. Off street parking and a detached 2-car garage is included.

Key facts

• Eat-in area
• Breakfast bar
• Hardwood floors

Tags

• OPEN COUNTRY STYLE KITCHEN
• BREAKFAST BAR
• EAT-IN AREA
• HARDWOOD FLOORS
• ELECTRIC UPDATED
• NEW ROOF

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Septic tank sewer
• Home design: Single-story ranch; Residential property
• Construction: Brick and plaster construction; Composition shingle roof
• Exterior features: Porch; 2.45-acre lot

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 7 total rooms (bedrooms not specified separately)
• Flooring: Hardwood; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Eat-in kitchen; Porch

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $82k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $396 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Recommended offer: $79k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#201 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: employment D, amenities F, commute F.
• Kanawha County Schools (suburban): math 29% / reading 40% proficiency, ranked #17 of 55 in WV (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ruffner Elementary School (math 37% / reading 37%, grade F, #130 of 377 statewide, top 39%, 290 students, 0% FRL); West Side Middle School (math 7% / reading 18%, grade F, #109 of 109 statewide, top 100%, 377 students, 0% FRL); Capital High School (math 22% / reading 52%, grade F, #32 of 110 statewide, top 34%, 1,086 students, 0% FRL) — zoned schools average 0% FRL vs 46% district-wide (46 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 61 active listings in the ZIP; 103 units permitted in Kanawha County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $566 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Kanawha County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $6k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $79,443 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 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 1962 — 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. 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: 1.49% ✓
• Cap rate: 12.09%
• Cash-on-cash: 20.72%
• DSCR: 1.92
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $156,912
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 Tourant Dr	0.68mi	3/3.0	1,489 (+6%)	19mo	$166,900	$112	38

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

Projected returns pro-forma

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

5-year hold

• IRR: 13.1%
• Equity multiple: 1.52×
• Total profit: $11,961
• Equity at exit: $12,212

10-year hold

• IRR: 22.0%
• Equity multiple: 2.87×
• Total profit: $42,958
• Equity at exit: $7,081

Cash invested: $22,932 (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 25311

• Home prices YoY: -12.5%
• Active inventory: 61
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,218 medium
• Mortgage (P&I): −$429
• Tax est. 1.5%: −$102 /mo · $1,228/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $396

Break-even live

Break-even rent $716

Max offer price $81,900

Occupancy floor 62%

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: $20,475
• Closing costs: $2,457
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $81,900 Active 60 DOM
2. 2026-06-18
   days on market $81,900 Active 59 DOM
3. 2026-06-17
   days on market $81,900 Active 58 DOM
4. 2026-06-16
   days on market $81,900 Active 57 DOM
5. 2026-06-15
   days on market $81,900 Active 56 DOM
6. 2026-06-14
   days on market $81,900 Active 54 DOM
7. 2026-06-12
   pricedays on market $81,900 Active 53 DOM
8. 2026-06-09
   days on market $87,900 Active 50 DOM
9. 2026-06-08
   days on market $87,900 Active 49 DOM
10. 2026-06-07
    days on market $87,900 Active 48 DOM
11. 2026-06-05
    days on market $87,900 Active 45 DOM
12. 2026-06-03
    days on market $87,900 Active 44 DOM
13. 2026-06-02
    days on market $87,900 Active 43 DOM
14. 2026-06-01
    days on market $87,900 Active 42 DOM
15. 2026-05-31
    days on market $87,900 Active 41 DOM
16. 2026-05-30
    days on market $87,900 Active 40 DOM
17. 2026-04-17
    listed $87,900 Active
18. 2026-03-23
    listed $87,900 Active
19. 2026-03-06
    listed $87,900 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 4/10 Moderate 7 d/yr ≥100°F today · 19 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: $14,611
• − Mortgage interest: −$4,588
• − Property taxes: −$1,228
• − Insurance: −$410
• − Repairs & maintenance: −$1,169
• − Management: −$1,169
• − Depreciation: −$2,383
• Taxable income: $3,665
• Est. tax owed @ 24.0%: −$880
• After-tax cash flow: $3,871/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 · 13 photos

Fair 45/100 Moderate rehab

This 3-bedroom, 2-bathroom ranch requires moderate renovations to improve its condition and increase its value.

Repairs flagged

• Major Kitchen countertops — Exposed subfloor
• Major Bathroom fixtures — Exposed subfloor
• Major Landscaping — Overgrown lawn

Value-add opportunities

• Resale Paint interior walls — Enhances curb appeal and interior aesthetics
• Resale Replace countertops and fixtures — Improves functionality and aesthetics
• Both Landscaping — Enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen countertops · Exposed subfloor	Major	$15,000–50,000
Bathroom fixtures · Exposed subfloor	Major	$15,000–50,000
Landscaping · Overgrown lawn	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Resale Paint interior walls — Enhances curb appeal and interior aesthetics ↑
• Resale Replace countertops and fixtures — Improves functionality and aesthetics ↑
• Both Landscaping — Enhances curb appeal and property value ↑

ⓘ 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: Kanawha County Schools
• NCES district ID: 5400600
• Math proficiency: 29% ▼ -13.00%
• Reading proficiency: 40% ▼ -7.00%
• Median HH income: $44,329
• Composite: 29.35/100
• National rank: #6540
• State rank: #17 of 55 in WV

Livability — Coal Fork

• Score: 61/100
• State rank: #201
• US rank: #17993

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,613

Population outlook (Kanawha County) Hauer SSP2

• Today (2025): 178,946 people
• By 2030: 172,906 · -3.4%
• By 2040: 159,874 · -10.7%
• By 2050: 148,148 · -17.2%
• By 2075: 123,257 · -31.1%
• By 2100: 96,454 · -46.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 10% Two or more races 6%
• Common ancestry: Italian 3% Iranian 2% Slovak 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Kanawha

• 2024 margin: R (+17.4) · D 40.2% · R 57.6% · Other 2.2%
• 2008→2024 swing: -17.0pp toward R · 2008: -0.4pp · 2024: -17.4pp
• All cycles: 2024: R+17.4 2020: R+14.7 2016: R+20.6 2012: R+11.9 2008: R+0.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -23.77%
• Current HPI: 166.032
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+0.0% since first listed

3 events — show timeline

• 2026-04-17 Listed $87,900 KVBOR
• 2026-03-23 Listed $87,900 KVBOR
• 2026-03-06 Listed $87,900 KVBOR