3080 Stone Lick Rd · Ripley, WV 25248

$40,000

2 bd · 2.0 ba · 980 sqft · Manufactured · 53 Days on market

Built 1975 0.41 ac lot ↓ 20% 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 +4.2/10.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming 2BR/2BA on 0.41 acres in a quiet country setting—minutes from I-77! Bright, open layout, cozy living space, and a well-equipped kitchen. Covered front porch for relaxing and enjoying the peaceful views. Easy living with the perfect mix of comfort and convenience!

Key facts

• Covered front porch
• 0.41 acre lot
• Built 1975

Tags

• COVERED FRONT PORCH
• WELL-EQUIPPED KITCHEN

Property features AI

Exterior

• Security: Smoke detector(s)
• Utilities: Public water; Septic tank sewer
• Home design: Residential mobile home
• Exterior features: Metal roof

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: Total of 4 rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Wall furnace heating; Window unit(s) for cooling
• Interior features: Eat-in kitchen; Insulated windows; No basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $40k.

Deal economics

• At list price, monthly cash flow is $459 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($882 rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.1% vs local median 2.7% in Ripley — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 74/100 on livability (#35 in WV, #4,915 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities D, commute F, employment D-.
• Jackson County Schools (town): math 38% / reading 45% proficiency, ranked #4 of 55 in WV (top 7%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Kenna Elementary School (math 52% / reading 52%, grade C-, #39 of 377 statewide, top 12%, 238 students, 0% FRL); Ripley Middle School (math 27% / reading 47%, grade F, #28 of 109 statewide, top 27%, 613 students, 0% FRL); Ripley High School (math 22% / reading 47%, grade F, #42 of 110 statewide, top 47%, 812 students, 0% FRL) — zoned schools average 0% FRL vs 41% district-wide (41 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 9 active listings in the ZIP; 1 units permitted in Jackson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.5%/yr); year-one equity from $277 of loan paydown is wiped out by about $618 of value loss. Plan a longer hold.
• Jackson County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.5% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $38,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 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 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.21% ✓
• Cap rate: 20.06%
• Cash-on-cash: 49.17%
• DSCR: 3.19
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 48.6%
• Equity multiple: 3.25×
• Total profit: $25,234
• Equity at exit: $8,620

10-year hold

• IRR: 52.8%
• Equity multiple: 6.52×
• Total profit: $61,848
• Equity at exit: $8,196

Cash invested: $11,200 (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 25248

• Home prices YoY: -0.9%
• Active inventory: 9
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $882 medium
• Mortgage (P&I): −$210
• Tax from tax record: −$12 /mo · $141/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $459

Break-even live

Break-even rent $301

Max offer price $40,000

Occupancy floor 43%

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $40,000 Active 53 DOM
2. 2026-06-17
   days on market $40,000 Active 52 DOM
3. 2026-06-16
   days on market $40,000 Active 51 DOM
4. 2026-06-15
   days on market $40,000 Active 50 DOM
5. 2026-06-15
   days on market $40,000 Active 49 DOM
6. 2026-06-13
   days on market $40,000 Active 48 DOM
7. 2026-06-12
   days on market $40,000 Active 47 DOM
8. 2026-06-09
   days on market $40,000 Active 44 DOM
9. 2026-06-08
   days on market $40,000 Active 43 DOM
10. 2026-06-08
    days on market $40,000 Active 42 DOM
11. 2026-06-07
    days on market $40,000 Active 41 DOM
12. 2026-06-04
    days on market $40,000 Active 39 DOM
13. 2026-06-03
    days on market $40,000 Active 38 DOM
14. 2026-06-02
    days on market $40,000 Active 37 DOM
15. 2026-06-01
    days on market $40,000 Active 36 DOM
16. 2026-05-31
    days on market $40,000 Active 35 DOM
17. 2026-04-26
    listed $40,000 Active
18. 2025-10-24
    listed $40,000 Active
19. 2025-04-24
    price $40,000
20. 2025-03-14
    listed $50,000 Active

ⓘ 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: $141 · $12/mo
• Projected year-2 tax: $236 · $20/mo
• Expected delta: +$95/yr (+$8/mo · 67.9%)

ⓘ 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 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 19 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: $10,588
• − Mortgage interest: −$2,241
• − Property taxes: −$141
• − Insurance: −$200
• − Repairs & maintenance: −$847
• − Management: −$847
• − Depreciation: −$1,164
• Taxable income: $5,149
• Est. tax owed @ 24.0%: −$1,236
• After-tax cash flow: $4,271/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: Jackson County Schools
• NCES district ID: 5400540
• Math proficiency: 38% ▼ -6.00%
• Reading proficiency: 45% ▼ -6.00%
• Median HH income: $41,632
• Composite: 34.92/100
• National rank: #5070
• State rank: #4 of 55 in WV

Livability — Ripley

• Score: 74/100
• State rank: #35
• US rank: #4915

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,546

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 28,752 people
• By 2030: 28,271 · -1.7%
• By 2040: 26,970 · -6.2%
• By 2050: 25,248 · -12.2%
• By 2075: 20,926 · -27.2%
• By 2100: 15,573 · -45.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 5%
• Common ancestry: Portuguese 2% Serbian 1%
• Foreign-born: 1% · Canada

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+56.2) · D 21.1% · R 77.3% · Other 1.7%
• 2008→2024 swing: -37.5pp toward R · 2008: -18.7pp · 2024: -56.2pp
• All cycles: 2024: R+56.2 2020: R+51.0 2016: R+52.1 2012: R+30.9 2008: R+18.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.54%
• Current HPI: 169.7134
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-20.0% since first listed

4 events — show timeline

• 2026-04-26 Listed $40,000 KVBOR
• 2025-10-24 Listed $40,000 KVBOR
• 2025-04-24 Price Changed $40,000 KVBOR
• 2025-03-14 Listed $50,000 KVBOR

Property tax history

+12.6%/yr

Latest (2025): $141 · +0.0% YoY. Source: county tax records.