436 E Maple St · Mineralwells, WV 26142

$130,000

3 bd · 1.5 ba · 1,512 sqft · SingleFamily public records · 1 Days on market

Built 1980 Est $237k · 45% under

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Why this score? — see what drove the C+ 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 +18.9/30.0
• ARV discount +15.0/15.0
• Appreciation +6.5/10.0
• DSCR +6.0/10.0
• 1% rule +4.1/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to this well-maintained 1-story ranch home offering comfortable living in a quiet neighborhood. Built in 1980 and thoughtfully expanded in 2008, this 3-bedroom, 1.5-bathroom residence features 6 total rooms with versatile living spaces. Key Features: * Spacious 2008 addition includes an extra bedroom, half bath, and generous walk-in closet * Flexible flooring throughout with carpet, linoleum, hardwood, and concrete options * Basement has plastic sheeting covering the ground * Attached garage parking for convenience * Fenced backyard with patio/deck & acirc; & euro; & rdquo; perfect for outdoor entertaining or relaxing Modern Conveniences: *

Key facts

• Patio deck
• Walk-in closet
• Propane generator

Tags

• 2008 ADDITION
• WALK-IN CLOSET
• FENCED BACKYARD
• PATIO DECK
• PROPANE GENERATOR
• DOUBLE-PANE STORM WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $134 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (8.7% below list).
• Recommended offer: $119k (8.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 80/100 on livability (#15 in WV, #1,905 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, cost of living A+; Watch: schools F, amenities F, commute F.
• Wood County Schools (urban): math 38% / reading 48% proficiency, ranked #3 of 55 in WV (top 6%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 5 active listings in the ZIP; 124 units permitted in Wood County in 2024 (33 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($899 loan paydown + $4k appreciation (3.0% local appreciation)).
• Wood County population projected at -13% 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 $36k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $36k; list at $130k implies a 256% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,629 (8.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.91% ✗
• Cap rate: 7.53%
• Cash-on-cash: 4.41%
• DSCR: 1.20
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $237,384
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1068 Poplar St	0.22mi	4/2.0 (+1)	1,425 (-6%)	2mo	$155,000	$109	71
89 Wood Cir	0.34mi	3/2.0	1,520 (+0%)	12mo	$238,000	$157	71
220 Ash Cir	0.54mi	3/1.0	1,452 (-4%)	3mo	$162,000	$112	64
146 Graham Pl	0.54mi	3/2.0	1,612 (+7%)	1mo	$399,000	$248	61
83 Locust Ave	0.43mi	3/2.0	1,424 (-6%)	9mo	$238,000	$167	61
277 Wood St	0.23mi	3/1.0	1,328 (-12%)	9mo	$49,900	$38	60
4940 Staunton Tpke	0.62mi	3/1.0	1,524 (+1%)	23mo	$120,000	$79	48
2507 Dutch Ridge Rd	0.73mi	3/2.0	1,332 (-12%)	16mo	$227,000	$170	31

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

Projected returns pro-forma

3.02% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.6%
• Equity multiple: 1.67×
• Total profit: $24,270
• Equity at exit: $58,598

10-year hold

• IRR: 13.7%
• Equity multiple: 3.04×
• Total profit: $74,264
• Equity at exit: $90,418

Cash invested: $36,400 (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 26142

• Home prices YoY: 1.7%
• Active inventory: 5
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,186 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$68 /mo · $811/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $134

Break-even live

Break-even rent $1,017

Max offer price $130,000

Occupancy floor 84%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 1985-06-17
   soldstatus $36,500

ⓘ 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: $811 · $68/mo
• Projected year-2 tax: $811 · $68/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 18 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: $14,235
• − Mortgage interest: −$7,282
• − Property taxes: −$811
• − Insurance: −$650
• − Repairs & maintenance: −$1,139
• − Management: −$1,139
• − Depreciation: −$3,782
• Taxable loss: −$567
• Est. tax savings @ 24.0%: +$136
• After-tax cash flow: $1,740/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: Wood County Schools
• NCES district ID: 5401620
• Math proficiency: 38% ▼ -10.00%
• Reading proficiency: 48% ▼ -4.00%
• Median HH income: $42,363
• Composite: 36.22/100
• National rank: #4728
• State rank: #3 of 55 in WV

Livability — Mineralwells

• Score: 80/100
• State rank: #15
• US rank: #1905

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,186

Population outlook (Wood County) Hauer SSP2

• Today (2025): 84,304 people
• By 2030: 82,420 · -2.2%
• By 2040: 78,133 · -7.3%
• By 2050: 73,639 · -12.7%
• By 2075: 63,093 · -25.2%
• By 2100: 50,461 · -40.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 1%
• Common ancestry: Serbian 5% Lithuanian 2% Italian 1%
• Foreign-born: 1%

Political lean MEDSL · Wood

• 2024 margin: Solid R (+43.0) · D 27.6% · R 70.7% · Other 1.6%
• 2008→2024 swing: -14.4pp toward R · 2008: -28.7pp · 2024: -43.0pp
• All cycles: 2024: R+43.0 2020: R+42.0 2016: R+47.8 2012: R+32.5 2008: R+28.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.02%
• Current HPI: 177.6256
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 1985-06-17 Sold (Public Records) $36,500 Public Records

Property tax history

+4.6%/yr

Latest (2025): $811 · +6.0% YoY. Source: county tax records.