2784 Matoaka Rd · Lashmeet, WV 24747

$59,000

4 bd · 1.0 ba · 1,527 sqft · SingleFamily · 34 Days on market

Built 1954 Fair condition 1.05 ac lot

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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 +6.6/10.0
• Livability +2.9/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

This 4 bedroom 1 bathroom home sits on a little over an acre and is surrounded by some of the area's most popular outdoor recreation attractions. Just a short drive from multiple Hatfield McCoy trail systems, this home could make an ideal ATV rental retreat, weekend getaway, or investment property. Property is being sold as is and will need some TLC, but offers tons of potential for the right buyer. Enjoy peaceful mountain surroundings while still being conveniently located near Princeton, shopping, restaurants, and interstate access. Endless possibilities await!

Key facts

• Atv rental retreat
• Interstate access
• Tons of potential

Tags

• HATFIELD MCCOY TRAIL SYSTEMS
• ATV RENTAL RETREAT
• PEACEFUL MOUNTAIN SURROUNDINGS
• INTERSTATE ACCESS
• TONS OF POTENTIAL

Property features AI

Exterior

• Parking: Driveway; Open parking (no garage)
• Utilities: Public water; Septic tank
• Home design: Residential property
• Construction: Vinyl siding
• Exterior features: Metal roof; Shed(s); Secluded lot; Mountain views

Interior

• Kitchen: Dishwasher; Cooktop; Refrigerator; Electric water heater
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump; Forced air heating; Electric heating; Ceiling fan cooling
• Interior features: Ceiling fans
• Laundry & utility: Washer; Dryer; Washer hookup; Unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $59k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $592 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).
• Recommended offer: $57k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#254 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.
• Mercer County Schools (town): math 26% / reading 37% proficiency, ranked #28 of 55 in WV (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Spanishburg (math 27% / reading 37%, grade F, #191 of 377 statewide, top 56%, 181 students, 0% FRL); Pikeview Middle School (math 23% / reading 42%, grade F, #43 of 109 statewide, top 41%, 568 students, 0% FRL); Pikeview High School (math 22% / reading 37%, grade F, #69 of 110 statewide, top 71%, 630 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: 5 active listings in the ZIP; 4 units permitted in Mercer County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($408 loan paydown + $2k appreciation (3.2% local appreciation)).
• Mercer County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.2% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($57k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,230 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.15% ✓
• Cap rate: 18.34%
• Cash-on-cash: 43.04%
• DSCR: 2.91
• GRM: 3.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.24% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 48.7%
• Equity multiple: 3.76×
• Total profit: $45,605
• Equity at exit: $27,319

10-year hold

• IRR: 48.2%
• Equity multiple: 7.57×
• Total profit: $108,587
• Equity at exit: $42,726

Cash invested: $16,520 (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 24747

• Home prices YoY: 1.7%
• Active inventory: 5
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,266 medium
• Mortgage (P&I): −$309
• Tax est. 1.5%: −$74 /mo · $885/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $592

Break-even live

Break-even rent $516

Max offer price $59,000

Occupancy floor 48%

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $59,000 Active 34 DOM
2. 2026-06-18
   days on market $59,000 Active 33 DOM
3. 2026-06-17
   days on market $59,000 Active 32 DOM
4. 2026-06-16
   days on market $59,000 Active 31 DOM
5. 2026-06-15
   days on market $59,000 Active 30 DOM
6. 2026-06-14
   days on market $59,000 Active 28 DOM
7. 2026-06-12
   days on market $59,000 Active 27 DOM
8. 2026-06-09
   pricedays on market $59,000 Active 24 DOM
9. 2026-06-08
   days on market $64,900 Active 23 DOM
10. 2026-06-07
    days on market $64,900 Active 22 DOM
11. 2026-06-05
    days on market $64,900 Active 19 DOM
12. 2026-06-02
    days on market $64,900 Active 17 DOM
13. 2026-06-01
    days on market $64,900 Active 16 DOM
14. 2026-05-31
    days on market $64,900 Active 15 DOM
15. 2026-05-30
    days on market $64,900 Active 14 DOM
16. 2026-05-16
    listed $64,900 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,193
• − Mortgage interest: −$3,305
• − Property taxes: −$885
• − Insurance: −$295
• − Repairs & maintenance: −$1,215
• − Management: −$1,215
• − Depreciation: −$1,716
• Taxable income: $6,561
• Est. tax owed @ 24.0%: −$1,575
• After-tax cash flow: $5,535/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

Fair 45/100 Extensive rehab

This home requires extensive repairs and renovations to improve its condition and increase its value. The roof, exterior siding, flooring, interior walls, and bathroom all need major work, and the landscaping also needs attention. A new roof, siding, flooring, and bathroom will significantly improve the home's appearance and increase its resale value.

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible wear and tear.
• Major exterior siding — The exterior siding shows signs of wear and tear, and the paint appears faded.
• Major flooring — The flooring in the interior appears to be in poor condition, with visible wear and tear.
• Major interior walls — The interior walls show signs of wear and tear, with peeling paint and visible damage.
• Major bathroom — The bathroom appears to be in poor condition, with visible wear and tear and outdated fixtures.
• Major exterior fencing — The exterior fencing appears to be in poor condition, with visible wear and tear.

Value-add opportunities

• Resale roof replacement — A new roof will significantly improve the home's curb appeal and increase its resale value.
• Resale exterior siding and paint — New siding and paint will improve the home's curb appeal and increase its resale value.
• Resale flooring — New flooring will improve the home's appearance and increase its resale value.
• Resale interior walls and paint — New interior walls and paint will improve the home's appearance and increase its resale value.
• Resale bathroom renovation — A new bathroom will significantly improve the home's appearance and increase its resale value.
• Both landscaping — A well-maintained landscape will improve the home's curb appeal and increase its resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The roof appears to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
exterior siding · The exterior siding shows signs of wear and tear, and the paint appears faded.	Major	$15,000–50,000
flooring · The flooring in the interior appears to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
interior walls · The interior walls show signs of wear and tear, with peeling paint and visible damage.	Major	$15,000–50,000
bathroom · The bathroom appears to be in poor condition, with visible wear and tear and outdated fixtures.	Major	$15,000–50,000
exterior fencing · The exterior fencing appears to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale roof replacement — A new roof will significantly improve the home's curb appeal and increase its resale value. ↑
• Resale exterior siding and paint — New siding and paint will improve the home's curb appeal and increase its resale value. ↑
• Resale flooring — New flooring will improve the home's appearance and increase its resale value. ↑
• Resale interior walls and paint — New interior walls and paint will improve the home's appearance and increase its resale value. ↑
• Resale bathroom renovation — A new bathroom will significantly improve the home's appearance and increase its resale value. ↑
• Both landscaping — A well-maintained landscape will improve the home's curb appeal and increase its resale and rental value. ↑

ⓘ 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: Mercer County Schools
• NCES district ID: 5400840
• Math proficiency: 26% ▼ -13.00%
• Reading proficiency: 37% ▼ -6.00%
• Median HH income: $35,064
• Composite: 25.98/100
• National rank: #7325
• State rank: #28 of 55 in WV

Livability — Lashmeet

• Score: 57/100
• State rank: #254
• US rank: #21988

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

• Population (ZIP): 3,551

Population outlook (Mercer County) Hauer SSP2

• Today (2025): 57,860 people
• By 2030: 55,781 · -3.6%
• By 2040: 51,365 · -11.2%
• By 2050: 47,476 · -17.9%
• By 2075: 38,851 · -32.9%
• By 2100: 30,053 · -48.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Italian 2% Romanian 1% Iranian 1%

Political lean MEDSL · Mercer

• 2024 margin: Solid R (+57.3) · D 20.6% · R 77.9% · Other 1.5%
• 2008→2024 swing: -29.8pp toward R · 2008: -27.6pp · 2024: -57.3pp
• All cycles: 2024: R+57.3 2020: R+54.4 2016: R+55.3 2012: R+47.1 2008: R+27.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.24%
• Current HPI: 198.7055
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-16 Listed $64,900 BBOR