186 Twenty One Row Holw · Kopperston, WV 24854

$50,000

3 bd · 2.0 ba · 1,528 sqft · SingleFamily · 171 Days on market

Built 1944 4,791 sqft lot ↓ 17% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

This home is ready for a new owner and priced to sell. Whether you're looking for a starter home, one level living, or an investment property, this is complete with 3 bedrooms and 2 full baths, with a large master bedroom with ensuite and a finished attic area that could easily be made a 4th bedroom. This property has so much potential, with central heat and air, covered side deck, and a two car carport with asphalt driveway that leads right to the side deck/door. Don't miss out on this charming home ready for a new owner today!

Key facts

• 4,791 sq ft lot
• 2 parking spots
• Built 1944

Property features AI

Exterior

• Parking: 2 total parking spaces; 2 covered spaces; 2-car carport; Open asphalt parking
• Utilities: Public water; Public sewer
• Home design: Residential property; Wood siding construction
• Construction: Shingle roof
• Exterior features: Covered deck/porch; Level lot; Has view

Interior

• Kitchen: Cooktop; Refrigerator; Electric water heater
• Bedrooms: 3 main-level bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Electric heating; Heat pump cooling; Ceiling fan(s) for cooling
• Interior features: Ceiling fan(s); Crawl space basement
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $484 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#258 in WV) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B+; Watch: employment D+, amenities F, commute F.
• Wyoming County Schools (rural): math 20% / reading 38% proficiency, ranked #37 of 55 in WV (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Berlin Mckinney Elementary School (math 27% / reading 27%, grade F, #261 of 377 statewide, top 75%, 360 students, 0% FRL); Oceana Middle School (math 10% / reading 32%, grade F, #100 of 109 statewide, top 93%, 229 students, 0% FRL); Westside High School (math 8% / reading 32%, grade F, #101 of 110 statewide, top 94%, 585 students, 0% FRL) — zoned schools average 0% FRL vs 54% district-wide (54 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 1 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($346 loan paydown + $2k appreciation (3.0% local appreciation)).
• Wyoming County population projected at -34% 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 171 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1944 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 171 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1944 — 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. 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: 2.27% ✓
• Cap rate: 19.50%
• Cash-on-cash: 47.17%
• DSCR: 3.10
• GRM: 3.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 46.9%
• Equity multiple: 3.64×
• Total profit: $36,898
• Equity at exit: $22,482

10-year hold

• IRR: 46.7%
• Equity multiple: 7.30×
• Total profit: $88,251
• Equity at exit: $34,648

Cash invested: $14,000 (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 24854

• Active inventory: 1
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,134 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $484

Break-even live

Break-even rent $522

Max offer price $50,000

Occupancy floor 52%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $50,000 Active 171 DOM
2. 2026-06-17
   days on market $50,000 Active 170 DOM
3. 2026-06-16
   days on market $50,000 Active 169 DOM
4. 2026-06-15
   days on market $50,000 Active 168 DOM
5. 2026-06-15
   days on market $50,000 Active 167 DOM
6. 2026-06-13
   days on market $50,000 Active 166 DOM
7. 2026-06-12
   days on market $50,000 Active 165 DOM
8. 2026-06-09
   days on market $50,000 Active 162 DOM
9. 2026-06-08
   days on market $50,000 Active 161 DOM
10. 2026-06-08
    days on market $50,000 Active 160 DOM
11. 2026-06-07
    days on market $50,000 Active 159 DOM
12. 2026-06-04
    days on market $50,000 Active 157 DOM
13. 2026-06-03
    days on market $50,000 Active 156 DOM
14. 2026-06-02
    days on market $50,000 Active 155 DOM
15. 2026-06-01
    days on market $50,000 Active 154 DOM
16. 2026-05-31
    days on market $50,000 Active 153 DOM
17. 2026-05-05
    price $50,000
18. 2026-03-16
    status Active
19. 2026-03-04
    historical Active Under Contract
20. 2025-12-29
    listed $59,900 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 X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 8 d/yr ≥93°F today · 23 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: $13,608
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$1,048
• − Repairs & maintenance: −$1,089
• − Management: −$1,089
• − Depreciation: −$1,455
• Taxable income: $5,378
• Est. tax owed @ 24.0%: −$1,291
• After-tax cash flow: $4,516/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: Wyoming County Schools
• NCES district ID: 5401650
• Math proficiency: 20% ▼ -11.00%
• Reading proficiency: 38% ▼ -8.00%
• Median HH income: $35,763
• Composite: 23.94/100
• National rank: #7783
• State rank: #37 of 55 in WV

Livability — Kopperston

• Score: 57/100
• State rank: #258
• US rank: #22234

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kopperston, WV
• City population: 717
• Population (ZIP): 717

Population outlook (Wyoming County) Hauer SSP2

• Today (2025): 19,301 people
• By 2030: 17,775 · -7.9%
• By 2040: 14,923 · -22.7%
• By 2050: 12,703 · -34.2%
• By 2075: 8,812 · -54.3%
• By 2100: 6,146 · -68.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 7%
• Common ancestry: Romanian 3%

Political lean MEDSL · Wyoming

• 2024 margin: Solid R (+73.0) · D 12.9% · R 86.0% · Other 1.1%
• 2008→2024 swing: -48.0pp toward R · 2008: -25.1pp · 2024: -73.0pp
• All cycles: 2024: R+73.0 2020: R+72.1 2016: R+70.0 2012: R+55.7 2008: R+25.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-16.5% since first listed

4 events — show timeline

• 2026-05-05 Price Changed $50,000 BBOR
• 2026-03-16 Relisted — BBOR
• 2026-03-04 Contingent — BBOR
• 2025-12-29 Listed $59,900 BBOR