606 Dickenson · Williamson, WV 25661

$155,000

4 bd · 2.5 ba · 2,388 sqft · SingleFamily · 68 Days on market

Built 1920 Average condition 4,356 sqft lot ↓ 6% since listing

---

Why this score? — see what drove the D 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 +11.8/30.0
• ARV discount +7.5/15.0
• Appreciation +6.4/10.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Livability +3.0/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0

Listing remarks

Charming 4 Bedroom / 2.5 bath two-story brick home located in the heart of Williamson on Dickenson Street. This inviting property has a welcoming foyer that opens to a spacious living area. The home has an eat-in -kitchen and a separate dining area s well. A convenient laundry room is also located on the 1st floor and a large storage area is located in the basement. A bask deck area and cozy front porch offer perfect areas to relax and unwind. the home also has a car attached garage. This well maintained home combines classic charm with very practical space all in a desirable location just minutes away from shopping and recreation.

Key facts

• Large storage area
• Spacious living area
• Welcoming foyer

Tags

• WELCOMING FOYER
• SPACIOUS LIVING AREA
• EAT-IN KITCHEN
• SEPARATE DINING AREA
• CONVENIENT LAUNDRY ROOM
• LARGE STORAGE AREA

Property features AI

Exterior

• Parking: Attached concrete parking
• Utilities: Public water; Septic tank
• Home design: Single-family residence; 2 stories
• Construction: Brick and vinyl siding; Metal roof
• Exterior features: Deck

Interior

• Kitchen: Refrigerator; Cooktop
• Flooring: Carpet; Vinyl
• Heating & cooling: Central air; Ceiling fans; Natural gas heating
• Interior features: Insulated windows; Basement; 7 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $155k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $-42 ($-506/yr) — negative.
• To cash-flow at today's rent, offer at most $149k (3.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (16.0% below list).
• Recommended offer: $130k (16.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#228 in WV) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+; Watch: amenities F, commute F, employment 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 $5k of equity ($1k loan paydown + $4k 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.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $130,251 (16.0% 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 68 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.84% ✗
• Cap rate: 5.97%
• Cash-on-cash: -1.17%
• DSCR: 0.95
• GRM: 9.9

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: 5.6%
• Equity multiple: 1.32×
• Total profit: $13,827
• Equity at exit: $67,378

10-year hold

• IRR: 8.8%
• Equity multiple: 2.29×
• Total profit: $55,775
• Equity at exit: $102,071

Cash invested: $43,400 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,303 medium
• Mortgage (P&I): −$813
• Tax est. 1.5%: −$194 /mo · $2,325/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $-42

Break-even live

Break-even rent $1,356

Max offer price $148,895

Occupancy floor 98%

Sensitivity live

Price	-10% $65	-5% $11	+0% $-42	+5% $-96	+10% $-149
Rent	-10% $-145	-5% $-94	+0% $-42	+5% $9	+10% $61
Rate	-1.0pp $36	-0.5pp $-3	base $-42	+0.5pp $-82	+1.0pp $-123

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $155,000 Active 68 DOM
2. 2026-06-21
   days on market $155,000 Active 67 DOM
3. 2026-06-18
   days on market $155,000 Active 65 DOM
4. 2026-06-17
   days on market $155,000 Active 64 DOM
5. 2026-06-16
   days on market $155,000 Active 63 DOM
6. 2026-06-15
   days on market $155,000 Active 62 DOM
7. 2026-06-15
   days on market $155,000 Active 61 DOM
8. 2026-06-13
   days on market $155,000 Active 60 DOM
9. 2026-06-12
   pricedays on market $155,000 Active 59 DOM
10. 2026-06-09
    days on market $165,000 Active 56 DOM
11. 2026-06-08
    days on market $165,000 Active 55 DOM
12. 2026-06-08
    days on market $165,000 Active 54 DOM
13. 2026-06-07
    days on market $165,000 Active 53 DOM
14. 2026-06-04
    days on market $165,000 Active 51 DOM
15. 2026-06-03
    days on market $165,000 Active 50 DOM
16. 2026-06-02
    days on market $165,000 Active 49 DOM
17. 2026-06-01
    days on market $165,000 Active 48 DOM
18. 2026-05-31
    days on market $165,000 Active 47 DOM
19. 2026-05-01
    price $165,000
20. 2026-04-14
    listed $175,000 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 ≥103°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: $15,630
• − Mortgage interest: −$8,682
• − Property taxes: −$2,325
• − Insurance: −$775
• − Repairs & maintenance: −$1,250
• − Management: −$1,250
• − Depreciation: −$4,509
• Taxable loss: −$3,162
• Est. tax savings @ 24.0%: +$759
• After-tax cash flow: $253/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

Average 55/100 Moderate rehab

This two-story brick home requires moderate renovations to update the kitchen and bathrooms, paint interior walls, and replace carpeting. The home has average condition and could benefit from these updates to increase its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and worn
• Moderate bathroom fixtures — dated and worn
• Minor HVAC unit — visible but no immediate issues

Value-add opportunities

• Resale update kitchen cabinets and appliances — modernizing the kitchen would attract more buyers
• Resale update bathrooms with new fixtures and tile — modernizing bathrooms would attract more buyers
• Both paint interior walls — improves curb appeal and interior aesthetics
• Both replace carpeting with hardwood or tile — improves curb appeal and interior aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Moderate	$3,000–15,000
bathroom fixtures · dated and worn	Moderate	$3,000–15,000
HVAC unit · visible but no immediate issues	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Resale update kitchen cabinets and appliances — modernizing the kitchen would attract more buyers ↑
• Resale update bathrooms with new fixtures and tile — modernizing bathrooms would attract more buyers ↑
• Both paint interior walls — improves curb appeal and interior aesthetics ↑
• Both replace carpeting with hardwood or tile — improves curb appeal and interior aesthetics ↑

ⓘ 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: 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 — Williamson

• Score: 59/100
• State rank: #228
• US rank: #19971

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Williamson, WV
• 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

-5.7% since first listed

2 events — show timeline

• 2026-05-01 Price Changed $165,000 EKAR
• 2026-04-14 Listed $175,000 EKAR