139 Wilkes Ave · Mabscott, WV 25801

$65,000

2 bd · 1.0 ba · 792 sqft · SingleFamily public records · 38 Days on market

Built 1945 Est $83k · 22% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.6/5.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 bedroom, backyard is fenced & has storage shed. House appears to be in good condition. Large 24 ft x 6'4 covered front porch. Large back deck.

Key facts

• New metal roof
• 8 new windows
• Inside remodel

Tags

• NEW METAL ROOF
• 8 NEW WINDOWS
• INSIDE REMODEL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $454 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#212 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: schools C-, 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: Rents rising fast (+4.2%/yr); 112 active listings in the ZIP; 41 units permitted in Raleigh County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Raleigh County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 4.2% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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 $21k; list at $65k implies a 210% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1945 — 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. 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.
5. 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.
6. 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: 1.66% ✓
• Cap rate: 14.68%
• Cash-on-cash: 29.95%
• DSCR: 2.33
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $83,160
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
501 Quarry St	0.26mi	2/1.5	744 (-6%)	15mo	$94,600	$127	64
100 Bower Ave	0.57mi	2/2.0	816 (+3%)	7mo	$65,000	$80	59
107 Forrest Ave	0.29mi	2/1.0	840 (+6%)	22mo	$90,000	$107	58
203 1/2 Reservoir Rd	0.56mi	2/1.0	720 (-9%)	11mo	$105,000	$146	50
239 Kirk St	0.71mi	2/1.0	792 (0%)	23mo	$23,000	$29	48
210 Wyoming Ave	0.73mi	2/1.0	792 (0%)	22mo	$74,000	$93	47
1501 Harper Rd	0.60mi	2/1.0	907 (+14%)	6mo	$95,000	$105	42
124 Walker Ave	0.44mi	2/1.5	910 (+15%)	17mo	$36,000	$40	38
343 Ewart Ave	0.69mi	3/1.5 (+1)	853 (+8%)	15mo	$140,000	$164	35

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 · 4.25% rent growth · sell at horizon

5-year hold

• IRR: 25.8%
• Equity multiple: 2.09×
• Total profit: $19,759
• Equity at exit: $9,692

10-year hold

• IRR: 34.2%
• Equity multiple: 4.31×
• Total profit: $60,179
• Equity at exit: $5,620

Cash invested: $18,200 (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 25801

• Home prices YoY: -17.8%
• Rents YoY: 4.2%
• Active inventory: 112
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,078 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$29 /mo · $353/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $454

Break-even live

Break-even rent $503

Max offer price $65,000

Occupancy floor 53%

Sensitivity live

Price	-10% $491	-5% $473	+0% $454	+5% $436	+10% $418
Rent	-10% $369	-5% $412	+0% $454	+5% $497	+10% $539
Rate	-1.0pp $487	-0.5pp $471	base $454	+0.5pp $437	+1.0pp $420

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $65,000 Active 38 DOM
2. 2026-06-18
   days on market $65,000 Active 37 DOM
3. 2026-06-17
   days on market $65,000 Active 36 DOM
4. 2026-06-16
   days on market $65,000 Active 35 DOM
5. 2026-06-15
   days on market $65,000 Active 34 DOM
6. 2026-06-14
   days on market $65,000 Active 32 DOM
7. 2026-06-12
   days on market $65,000 Active 31 DOM
8. 2026-06-09
   days on market $65,000 Active 28 DOM
9. 2026-06-08
   days on market $65,000 Active 27 DOM
10. 2026-06-07
    days on market $65,000 Active 26 DOM
11. 2026-06-03
    days on market $65,000 Active 22 DOM
12. 2026-06-02
    days on market $65,000 Active 21 DOM
13. 2026-06-01
    days on market $65,000 Active 20 DOM
14. 2026-05-31
    days on market $65,000 Active 19 DOM
15. 2026-05-30
    days on market $65,000 Active 18 DOM
16. 2026-05-12
    listed $65,000 Active
17. 2017-10-30
    soldstatus $21,000 150-char remark

    Show marketing remark (150 chars)

    2 bedroom, backyard is fenced & has storage shed. House appears to be in good condition. Large 24 ft x 6'4 covered front porch. Large back deck.

18. 2017-06-26
    listed $32,900 150-char remark

    Show marketing remark (150 chars)

    2 bedroom, backyard is fenced & has storage shed. House appears to be in good condition. Large 24 ft x 6'4 covered front porch. Large back deck.

19. 1990-03-29
    soldstatus $15,000

ⓘ 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: $353 · $29/mo
• Projected year-2 tax: $384 · $32/mo
• Expected delta: +$30/yr (+$3/mo · 8.5%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 20 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: $12,937
• − Mortgage interest: −$3,641
• − Property taxes: −$353
• − Insurance: −$325
• − Repairs & maintenance: −$1,035
• − Management: −$1,035
• − Depreciation: −$1,891
• Taxable income: $4,657
• Est. tax owed @ 24.0%: −$1,118
• After-tax cash flow: $4,334/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 — Mabscott

• Score: 60/100
• State rank: #212
• US rank: #18521

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mabscott, WV
• County: Raleigh County · 31,128 people
• City population: 934
• Metro: Beckley, WV
• Population (ZIP): 31,128
• Household income: $56,836
• Rent vs Own: 33.1% rent · 66.9% own
• Severe rent burden: 1384.0

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 (81%)
• Race & ethnicity: White 81% Black 10% Two or more races 7% Hispanic / Latino 2% Asian 2%
• Common ancestry: Slovak 2% Italian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1%

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: ▼ -45.60%
• Current HPI: 210.0114
• Rent YoY: ▲ 4.25%
• Metro: Beckley, WV
• State GDP YoY: —
• F500 in state: 0

Price history

+333.3% since first listed

4 events — show timeline

• 2026-05-12 Listed $65,000 FSBO.com
• 2017-10-30 Sold (MLS) $21,000 BBOR
• 2017-06-26 Listed $32,900 BBOR
• 1990-03-29 Sold (Public Records) $15,000 Public Records

Property tax history

-5.1%/yr

Latest (2025): $353 · +7.8% YoY. Source: county tax records.