199 Mcconnell Rd · McConnell, WV 25646

$120,000

3 bd · 1.5 ba · 2,064 sqft · SingleFamily public records · 60 Days on market

Built 1946 4,792 sqft lot ↓ 8% since listing

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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 +23.3/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• 1% rule +5.2/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

Charming 2-story home offering nearly 2,100 sq ft with 3 bedrooms and 2 full baths, located in a desirable neighborhood. Features include an unfinished basement with great potential, carport with concrete parking pad, and a versatile outbuilding.

Key facts

• Unfinished basement
• Carport
• Concrete parking pad

Tags

• UNFINISHED BASEMENT
• CARPORT
• CONCRETE PARKING PAD
• VERSATILE OUTBUILDING

Property features AI

Exterior

• Parking: Carport
• Security: Smoke detectors
• Utilities: Public water; Septic tank sewer; Cable available
• Home design: Single family residence; Two levels / 2 stories
• Construction: Aluminum siding; Block construction; Composition/shingle roof
• Exterior features: Deck; Porch; Fenced yard; Outdoor storage structure

Interior

• Kitchen: Dishwasher; Disposal; Gas range; Microwave; Refrigerator; Trash compactor
• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Hardwood; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Electric heating; Forced air heating; Central air conditioning; Electric cooling
• Interior features: Eat-in kitchen; Insulated windows; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#313 in WV) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment 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.
• Zoned schools: Logan Elementary School (math 37% / reading 37%, grade F, #130 of 377 statewide, top 39%, 230 students, 0% FRL); Logan Middle School (math 17% / reading 30%, grade F, #91 of 109 statewide, top 85%, 590 students, 0% FRL); Logan Senior High School (math 8% / reading 32%, grade F, #101 of 110 statewide, top 94%, 580 students, 0% FRL) — zoned schools average 0% FRL vs 49% district-wide (49 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 3 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 $6k of equity ($830 loan paydown + $5k appreciation (4.2% 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 (4.2% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 8→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 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 1946 — 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 D-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: 1.02% ✓
• Cap rate: 8.49%
• Cash-on-cash: 7.84%
• DSCR: 1.35
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.21% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.7%
• Equity multiple: 1.95×
• Total profit: $32,077
• Equity at exit: $62,329

10-year hold

• IRR: 16.5%
• Equity multiple: 3.72×
• Total profit: $91,353
• Equity at exit: $103,149

Cash invested: $33,600 (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 25646

• Home prices YoY: 3.3%
• Active inventory: 3
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,227 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$71 /mo · $850/yr
• Insurance: −$50
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $153

Break-even live

Break-even rent $1,034

Max offer price $120,000

Occupancy floor 83%

Sensitivity live

Price	-10% $221	-5% $187	+0% $153	+5% $119	+10% $85
Rent	-10% $56	-5% $104	+0% $153	+5% $201	+10% $250
Rate	-1.0pp $213	-0.5pp $183	base $153	+0.5pp $122	+1.0pp $90

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $120,000 Active 60 DOM
2. 2026-06-18
   days on market $120,000 Active 58 DOM
3. 2026-06-17
   days on market $120,000 Active 57 DOM
4. 2026-06-16
   days on market $120,000 Active 56 DOM
5. 2026-06-15
   days on market $120,000 Active 55 DOM
6. 2026-06-15
   days on market $120,000 Active 54 DOM
7. 2026-06-13
   days on market $120,000 Active 53 DOM
8. 2026-06-12
   days on market $120,000 Active 52 DOM
9. 2026-06-09
   days on market $120,000 Active 49 DOM
10. 2026-06-08
    days on market $120,000 Active 48 DOM
11. 2026-06-08
    days on market $120,000 Active 47 DOM
12. 2026-06-05
    days on market $120,000 Active 45 DOM
13. 2026-06-04
    days on market $120,000 Active 44 DOM
14. 2026-06-03
    days on market $120,000 Active 43 DOM
15. 2026-06-02
    days on market $120,000 Active 42 DOM
16. 2026-06-01
    days on market $120,000 Active 41 DOM
17. 2026-05-31
    days on market $120,000 Active 40 DOM
18. 2026-05-15
    price $120,000
19. 2026-04-20
    listed $140,000 Active
20. 2023-01-24
    soldstatus $130,000

ⓘ 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: $850 · $71/mo
• Projected year-2 tax: $850 · $71/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 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 8 d/yr ≥100°F today · 23 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: $14,727
• − Mortgage interest: −$6,722
• − Property taxes: −$850
• − Insurance: −$1,398
• − Repairs & maintenance: −$1,178
• − Management: −$1,178
• − Depreciation: −$3,491
• Taxable loss: −$90
• Est. tax savings @ 24.0%: +$21
• After-tax cash flow: $1,857/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 — McConnell

• Score: 52/100
• State rank: #313
• US rank: #24923

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McConnell, WV
• Population (ZIP): 1,177

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 (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 4% Black 3%
• Common ancestry: Slovak 3%

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: ▲ 4.21%
• Current HPI: 130.643
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-7.7% since first listed

3 events — show timeline

• 2026-05-15 Price Changed $120,000 KVBOR
• 2026-04-20 Listed $140,000 KVBOR
• 2023-01-24 Sold (Public Records) $130,000 Public Records

Property tax history

+14.8%/yr

Latest (2025): $850 · +1.8% YoY. Source: county tax records.