1578 Buffalo Rd · Chattaroy, WV 25661

$68,000

2 bd · 1.0 ba · 1,200 sqft · SingleFamily · 169 Days on market

Built 1990 1,742 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• Appreciation +6.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

Endless opportunities with this two bedroom, one bath home. This property is located near the Hatfield and McCoy trail system and within 5 mile radius is the Buffalo Mountain Trail Head, access to Buffalo Mountain Trail 10, Trail 12, and outlaw trails. Parking can accommodate multiple vehicles with trailers. Home is currently an Airbnb. All measurements and information is approximate and the purchaser's responsibility to verify. Property is located within a flood zone.

Key facts

• 1,742 sq ft lot
• Built 1990
• Listed 168 days

Tags

• BUFFALO MOUNTAIN TRAIL HEAD

Property features AI

Finance

• Other: Property listed by Hometown Real Estate Inc.; Directions: Turn onto Chattory Holler Road and home is 2 miles on the right.

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Single story
• Construction: Vinyl siding construction
• Exterior features: Flat roof

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating; Heat pump cooling
• Interior features: 7 total rooms; No basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $-97 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $54k (20.6% below list).
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $54k (20.6% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 61/100 on livability (#193 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Mingo County Schools (rural): math 21% / reading 36% proficiency, ranked #42 of 55 in WV (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Williamson Pk8 (math 26% / reading 41%, grade F, #189 of 377 statewide, top 50%, 527 students, 0% FRL); Mingo Central Comprehensive High School (math 12% / reading 32%, grade F, #97 of 110 statewide, top 90%, 635 students, 0% FRL) — zoned schools average 0% FRL vs 55% district-wide (55 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 19 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($470 loan paydown + $2k appreciation (2.7% local appreciation)).
• Mingo County population projected at -37% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 169 days — a 12% lower offer ($60k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $54,005 (20.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 169 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 12.11%
• Cash-on-cash: 20.79%
• DSCR: 1.92
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.73% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.3%
• Equity multiple: 1.07×
• Total profit: $1,354
• Equity at exit: $29,559

10-year hold

• IRR: 5.3%
• Equity multiple: 1.79×
• Total profit: $15,043
• Equity at exit: $44,779

Cash invested: $19,040 (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 25661

• Home prices YoY: 2.1%
• Active inventory: 19
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,012 medium
• Mortgage (P&I): −$357
• Tax est. 1.5%: −$85 /mo · $1,020/yr
• Insurance: −$28
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $-97

Break-even live

Break-even rent $1,135

Max offer price $54,005

Occupancy floor —

Sensitivity live

Price	-10% $-50	-5% $-73	+0% $-97	+5% $-120	+10% $-144
Rent	-10% $-177	-5% $-137	+0% $-97	+5% $-57	+10% $-17
Rate	-1.0pp $-62	-0.5pp $-79	base $-97	+0.5pp $-114	+1.0pp $-132

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $68,000 Active 169 DOM
2. 2026-06-21
   days on market $68,000 Active 168 DOM
3. 2026-06-18
   days on market $68,000 Active 166 DOM
4. 2026-06-17
   days on market $68,000 Active 165 DOM
5. 2026-06-16
   days on market $68,000 Active 164 DOM
6. 2026-06-15
   days on market $68,000 Active 163 DOM
7. 2026-06-15
   days on market $68,000 Active 162 DOM
8. 2026-06-13
   days on market $68,000 Active 161 DOM
9. 2026-06-12
   days on market $68,000 Active 160 DOM
10. 2026-06-09
    days on market $68,000 Active 157 DOM
11. 2026-06-08
    days on market $68,000 Active 156 DOM
12. 2026-06-08
    days on market $68,000 Active 155 DOM
13. 2026-06-07
    days on market $68,000 Active 154 DOM
14. 2026-06-04
    days on market $68,000 Active 152 DOM
15. 2026-06-03
    days on market $68,000 Active 151 DOM
16. 2026-06-02
    days on market $68,000 Active 150 DOM
17. 2026-06-01
    days on market $68,000 Active 149 DOM
18. 2026-05-31
    days on market $68,000 Active 148 DOM
19. 2026-01-02
    listed $68,000 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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 21 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: $12,148
• − Mortgage interest: −$3,809
• − Property taxes: −$1,020
• − Insurance: −$5,458
• − Repairs & maintenance: −$972
• − Management: −$972
• − Depreciation: −$1,978
• Taxable loss: −$2,061
• Est. tax savings @ 24.0%: +$495
• After-tax cash flow: $-666/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: Mingo County Schools
• NCES district ID: 5400900
• Math proficiency: 21% ▼ -14.00%
• Reading proficiency: 36% ▼ -6.00%
• Median HH income: $32,574
• Composite: 23.24/100
• National rank: #7937
• State rank: #42 of 55 in WV

Livability — Chattaroy

• Score: 61/100
• State rank: #193
• US rank: #17336

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chattaroy, WV
• City population: 577
• Population (ZIP): 4,485

Population outlook (Mingo County) Hauer SSP2

• Today (2025): 21,874 people
• By 2030: 20,048 · -8.3%
• By 2040: 16,653 · -23.9%
• By 2050: 13,842 · -36.7%
• By 2075: 8,629 · -60.6%
• By 2100: 5,142 · -76.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Black 6%
• Common ancestry: Serbian 2% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Mingo

• 2024 margin: Solid R (+73.8) · D 12.5% · R 86.3% · Other 1.2%
• 2008→2024 swing: -61.7pp toward R · 2008: -12.1pp · 2024: -73.8pp
• All cycles: 2024: R+73.8 2020: R+71.3 2016: R+68.8 2012: R+42.5 2008: R+12.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.73%
• Current HPI: 134.3708
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-01-02 Listed $68,000 KVBOR