1423 Copperas Fork Rd · Holden, WV 25625

$35,000

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 42 Days on market

Built 1900 2.20 ac lot Est $59k · 40% under

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Why this score? — see what drove the A- 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
• Appreciation +6.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

Welcome to this 2-bedroom, 1-bath home nestled along Copperas Fork Rd in Holden, WV. This property offers a quiet, rural setting surrounded by the natural beauty of the Appalachian hills. Inside, you’ll find a functional layout with comfortable living space, making it a great option for a primary residence, rental, or investment opportunity. The home sits on a generous lot with room to enjoy outdoor space, gardening, or future improvements. Located just a short drive from Logan, this property provides convenient access to local shopping, dining, and amenities while maintaining a peaceful, country feel. Being sold as-is—bring your vision and make it your own! Property is being so

Key facts

• Generous lot
• Quiet rural setting
• Functional layout

Tags

• QUIET RURAL SETTING
• NATURAL BEAUTY
• FUNCTIONAL LAYOUT
• COMFORTABLE LIVING SPACE
• GENEROUS LOT
• OUTDOOR SPACE

Property features AI

Exterior

• Parking: Detached garage (1 car) with additional storage area; Detached carport (1 car); Two total garage/parking spaces
• Utilities: Well water; On-site septic; Electric hot water
• Home design: Detached structure; Fee simple ownership
• Construction: Crawl space foundation; Above-grade construction
• Exterior features: Property outside city limits; Ground rent paid annually; No tidal water on the lot; Above-grade other structures

Interior

• Bedrooms: Two bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Estimated living area; No basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $58 ($697/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($876 rent vs $35k).
• Recommended offer: $34k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#180 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing 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: 1 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 $1k of equity ($242 loan paydown + $976 appreciation (2.8% 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 (2.8% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); moderate 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 $33,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 2.50% ✓
• Cap rate: 22.91%
• Cash-on-cash: 59.35%
• DSCR: 3.64
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $58,560
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1677 Copperas Fork Rd	0.25mi	2/1.0	1,080 (+12%)	3mo	$66,000	$61	65

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

Projected returns pro-forma

2.79% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.0%
• Equity multiple: 1.79×
• Total profit: $7,781
• Equity at exit: $15,321

10-year hold

• IRR: 16.3%
• Equity multiple: 3.38×
• Total profit: $23,355
• Equity at exit: $23,294

Cash invested: $9,800 (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 25625

• Home prices YoY: 2.4%
• Active inventory: 1
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $876 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$9 /mo · $107/yr
• Insurance: −$15
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $58

Break-even live

Break-even rent $802

Max offer price $35,000

Occupancy floor 88%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $35,000 Active 42 DOM
2. 2026-06-17
   days on market $35,000 Active 41 DOM
3. 2026-06-16
   days on market $35,000 Active 40 DOM
4. 2026-06-15
   days on market $35,000 Active 39 DOM
5. 2026-06-15
   days on market $35,000 Active 38 DOM
6. 2026-06-13
   days on market $35,000 Active 37 DOM
7. 2026-06-12
   pricedays on market $35,000 Active 36 DOM
8. 2026-06-09
   days on market $40,000 Active 33 DOM
9. 2026-06-08
   days on market $40,000 Active 32 DOM
10. 2026-06-08
    days on market $40,000 Active 31 DOM
11. 2026-06-05
    days on market $40,000 Active 29 DOM
12. 2026-06-04
    days on market $40,000 Active 28 DOM
13. 2026-06-03
    days on market $40,000 Active 27 DOM
14. 2026-06-02
    days on market $40,000 Active 26 DOM
15. 2026-06-01
    days on market $40,000 Active 25 DOM
16. 2026-05-31
    days on market $40,000 Active 24 DOM
17. 2026-05-07
    listed $45,000 Active
18. 2019-09-10
    soldstatus $30,000

ⓘ 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: $107 · $9/mo
• Projected year-2 tax: $206 · $17/mo
• Expected delta: +$99/yr (+$8/mo · 92.5%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 8 d/yr ≥101°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 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: $10,507
• − Mortgage interest: −$1,961
• − Property taxes: −$107
• − Insurance: −$5,294
• − Repairs & maintenance: −$841
• − Management: −$841
• − Depreciation: −$1,018
• Taxable income: $447
• Est. tax owed @ 24.0%: −$107
• After-tax cash flow: $590/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 — Holden

• Score: 62/100
• State rank: #180
• US rank: #16591

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Holden, WV
• City population: 1,300
• Population (ZIP): 1,300

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 (91%)
• Race & ethnicity: White 91% Black 8%

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: ▲ 2.79%
• Current HPI: 117.9951
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+50.0% since first listed

2 events — show timeline

• 2026-05-07 Listed $45,000 BRIGHT MLS
• 2019-09-10 Sold (Public Records) $30,000 Public Records

Property tax history

+8.7%/yr

Latest (2025): $107 · +4.9% YoY. Source: county tax records.