234 Daystar Rd · Delbarton, WV 25670

$46,500

3 bd · 2.0 ba · 1,624 sqft · SingleFamily · 107 Days on market

Built 1984 1,742 sqft lot ↓ 10% 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 +6.7/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

One story 3 bedroom 2 bath, full unfinished walk out basement. Close to Rt 119, 20 minutes to Logan, 15 minutes to Williamson.

Key facts

• 1,742 sq ft lot
• Built 1984
• Listed 107 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residential; 1 story
• Construction: Vinyl siding; Composition/shingle roof
• Exterior features: Deck; Porch; Creek/stream on property

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 6 total rooms (bedroom count not specified)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Electric heating; Forced air heating; Electric cooling; Heat pump cooling
• Interior features: Insulated windows; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $46k.

Deal economics

• At list price, monthly cash flow is $547 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $46k).
• Recommended offer: $42k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#249 in WV) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: amenities F, commute F, employment F.
• Mingo County Schools (rural): math 21% / reading 36% proficiency, ranked #42 of 55 in WV (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Lenore Pk8 School (math 20% / reading 34%, grade F, #261 of 377 statewide, top 75%, 416 students, 0% FRL) — zoned schools average 0% FRL vs 55% district-wide (55 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 7 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($321 loan paydown + $2k appreciation (3.5% local appreciation)).
• Mingo County population projected at -37% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.5% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($42k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $42,315 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.36% ✓
• Cap rate: 20.42%
• Cash-on-cash: 50.45%
• DSCR: 3.24
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $105,560
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
78 Jayber Ln	0.62mi	4/2.0 (+1)	1,536 (-5%)	19mo	$100,000	$65	41

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

Projected returns pro-forma

3.48% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 56.2%
• Equity multiple: 4.20×
• Total profit: $41,657
• Equity at exit: $22,163

10-year hold

• IRR: 55.3%
• Equity multiple: 8.53×
• Total profit: $98,039
• Equity at exit: $35,165

Cash invested: $13,020 (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 25670

• Home prices YoY: 2.6%
• Active inventory: 7
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$244
• Tax est. 1.5%: −$58 /mo · $698/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $547

Break-even live

Break-even rent $407

Max offer price $46,500

Occupancy floor 45%

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: $11,625
• Closing costs: $1,395
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-04-01
   price $46,500
2. 2026-02-09
   listed $51,500 Active
3. 2025-12-16
   listed Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $13,195
• − Mortgage interest: −$2,605
• − Property taxes: −$698
• − Insurance: −$232
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$1,353
• Taxable income: $6,197
• Est. tax owed @ 24.0%: −$1,487
• After-tax cash flow: $5,081/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: Mingo County Schools
• NCES district ID: 5400900
• Math proficiency: 21% ▼ -14.00%
• Reading proficiency: 36% ▼ -6.00%
• Median HH income: $32,574
• Composite: 23.24/100
• National rank: #7937
• State rank: #42 of 55 in WV

Livability — Delbarton

• Score: 58/100
• State rank: #249
• US rank: #21488

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,312

Population outlook (Mingo County) Hauer SSP2

• Today (2025): 21,874 people
• By 2030: 20,048 · -8.3%
• By 2040: 16,653 · -23.9%
• By 2050: 13,842 · -36.7%
• By 2075: 8,629 · -60.6%
• By 2100: 5,142 · -76.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Hispanic / Latino 2%
• Common ancestry: Iranian 3% Slovak 2%

Political lean MEDSL · Mingo

• 2024 margin: Solid R (+73.8) · D 12.5% · R 86.3% · Other 1.2%
• 2008→2024 swing: -61.7pp toward R · 2008: -12.1pp · 2024: -73.8pp
• All cycles: 2024: R+73.8 2020: R+71.3 2016: R+68.8 2012: R+42.5 2008: R+12.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.48%
• Current HPI: 137.3094
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-9.7% since first listed

3 events — show timeline

• 2026-04-01 Price Changed $46,500 KVBOR
• 2026-02-09 Listed $51,500 KVBOR
• 2025-12-16 Listed — HBRMLS