1779 State Hwy 292 E · Williamson, WV 41031

$95,000

2 bd · 1.0 ba · 696 sqft · SingleFamily public records · 106 Days on market

Built 1968 4,356 sqft lot $136/sqft · 345% above area

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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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Beautiful move in ready home, minutes from Walmart and Belfry High School, Immaculate and move in ready. This 2 bedroom, 1 bath home is nestled amidst arm's reach of the Hatfield-McCoy riding trails. Step inside to discover a cozy living space filled with natural light and warmth. The detached bunker provides a unique feature with exceptional opportunity for customization-ideal for a workshop, office, or guest accommodation. Call today!

Key facts

• Detached bunker
• Move in ready
• Cozy living space

Tags

• MOVE IN READY
• HATFIELD-MCCOY RIDING TRAILS
• DETACHED BUNKER
• COZY LIVING SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $375 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $86k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#228 in WV) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+; Watch: schools F, amenities F, commute F.
• Pike County (rural): math 24% / reading 40% proficiency, ranked #98 of 165 in KY (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 4 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($657 loan paydown + $10k appreciation (10.0% local appreciation)).
• Pike County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $95k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — 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: 1.38% ✓
• Cap rate: 11.74%
• Cash-on-cash: 19.44%
• DSCR: 1.86
• GRM: 6.1

CMA / ARV

• ARV (median comp): $21,347
• List price: $95,000
• Delta: 345.03%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.8%
• Equity multiple: 3.84×
• Total profit: $75,663
• Equity at exit: $85,584

10-year hold

• IRR: 31.7%
• Equity multiple: 8.67×
• Total profit: $204,060
• Equity at exit: $184,564

Cash invested: $26,600 (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 41031

• Home prices YoY: 4.4%
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,308 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$64 /mo · $773/yr
• Insurance: −$40
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $375

Break-even live

Break-even rent $833

Max offer price $95,000

Occupancy floor 66%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $95,000 Active 106 DOM
2. 2026-06-17
   days on market $95,000 Active 105 DOM
3. 2026-06-16
   days on market $95,000 Active 104 DOM
4. 2026-06-15
   days on market $95,000 Active 103 DOM
5. 2026-06-13
   days on market $95,000 Active 101 DOM
6. 2026-06-12
   days on market $95,000 Active 100 DOM
7. 2026-06-09
   days on market $95,000 Active 97 DOM
8. 2026-06-08
   days on market $95,000 Active 96 DOM
9. 2026-06-07
   days on market $95,000 Active 95 DOM
10. 2026-06-07
    days on market $95,000 Active 94 DOM
11. 2026-06-04
    days on market $95,000 Active 91 DOM
12. 2026-06-02
    days on market $95,000 Active 90 DOM
13. 2026-06-01
    days on market $95,000 Active 89 DOM
14. 2026-05-31
    days on market $95,000 Active 88 DOM
15. 2026-05-31
    days on market $95,000 Active 87 DOM
16. 2026-04-13
    price $107,000 441-char remark

    Show marketing remark (441 chars)

    Beautiful move in ready home, minutes from Walmart and Belfry High School, Immaculate and move in ready. This 2 bedroom, 1 bath home is nestled amidst arm's reach of the Hatfield-McCoy riding trails. Step inside to discover a cozy living space filled with natural light and warmth. The detached bunker provides a unique feature with exceptional opportunity for customization-ideal for a workshop, office, or guest accommodation. Call today!

17. 2026-03-04
    listed $115,000 Active 441-char remark

    Show marketing remark (441 chars)

    Beautiful move in ready home, minutes from Walmart and Belfry High School, Immaculate and move in ready. This 2 bedroom, 1 bath home is nestled amidst arm's reach of the Hatfield-McCoy riding trails. Step inside to discover a cozy living space filled with natural light and warmth. The detached bunker provides a unique feature with exceptional opportunity for customization-ideal for a workshop, office, or guest accommodation. Call today!

18. 2023-12-21
    soldstatus $55,000 Closed 266-char remark

    Show marketing remark (266 chars)

    Cozy 2 bedroom, 1 bath, 1 car garage and full unfinished basement home located only minutes from Walmart, Hospitals, Shopping and more! Close to the Hatfield/McCoy riding trails. Would make for a great Airbnb for the trail system, starter home, and more! Call today!

19. 2023-12-21
    soldstatus $55,000

    Show marketing remark (266 chars)

    Cozy 2 bedroom, 1 bath, 1 car garage and full unfinished basement home located only minutes from Walmart, Hospitals, Shopping and more! Close to the Hatfield/McCoy riding trails. Would make for a great Airbnb for the trail system, starter home, and more! Call today!

20. 2023-11-14
    status Pending 266-char remark

    Show marketing remark (266 chars)

    Cozy 2 bedroom, 1 bath, 1 car garage and full unfinished basement home located only minutes from Walmart, Hospitals, Shopping and more! Close to the Hatfield/McCoy riding trails. Would make for a great Airbnb for the trail system, starter home, and more! Call today!

21. 2023-10-28
    listed $65,000 Active 266-char remark

    Show marketing remark (266 chars)

    Cozy 2 bedroom, 1 bath, 1 car garage and full unfinished basement home located only minutes from Walmart, Hospitals, Shopping and more! Close to the Hatfield/McCoy riding trails. Would make for a great Airbnb for the trail system, starter home, and more! Call today!

22. 2016-08-10
    soldstatus $20,500
23. 2016-07-12
    listed $23,200
24. 2010-07-07
    soldstatus $79,900

ⓘ 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: $773 · $64/mo
• Projected year-2 tax: $773 · $64/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 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 20 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: $15,692
• − Mortgage interest: −$5,321
• − Property taxes: −$773
• − Insurance: −$1,142
• − Repairs & maintenance: −$1,255
• − Management: −$1,255
• − Depreciation: −$2,764
• Taxable income: $3,181
• Est. tax owed @ 24.0%: −$764
• After-tax cash flow: $3,740/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: Pike County
• NCES district ID: 2104800
• Math proficiency: 24% ▼ -24.00%
• Reading proficiency: 40% ▼ -20.00%
• Median HH income: $32,601
• Composite: 26.14/100
• National rank: #7276
• State rank: #98 of 165 in KY

Livability — Williamson

• Score: 59/100
• State rank: #228
• US rank: #19971

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 16,748

Population outlook (Pike County) Hauer SSP2

• Today (2025): 55,108 people
• By 2030: 51,235 · -7.0%
• By 2040: 43,573 · -20.9%
• By 2050: 36,797 · -33.2%
• By 2075: 24,330 · -55.9%
• By 2100: 15,611 · -71.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2% Black 2%
• Common ancestry: Slovak 2% Serbian 2% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Pike

• 2024 margin: Solid R (+65.4) · D 16.8% · R 82.2%
• 2008→2024 swing: -51.6pp toward R · 2008: -13.8pp · 2024: -65.4pp
• All cycles: 2024: R+65.4 2020: R+60.7 2016: R+62.8 2012: R+50.5 2008: R+13.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.31%
• Current HPI: 339.482
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+33.9% since first listed

9 events — show timeline

• 2026-04-13 Price Changed $107,000 EKAR
• 2026-03-04 Listed $115,000 EKAR
• 2023-12-21 Sold (Public Records) $55,000 Public Records
• 2023-12-21 Sold (MLS) $55,000 EKAR
• 2023-11-14 Pending — EKAR
• 2023-10-28 Listed $65,000 EKAR
• 2016-08-10 Sold (MLS) $20,500 EKAR
• 2016-07-12 Listed $23,200 EKAR
• 2010-07-07 Sold (Public Records) $79,900 Public Records

Property tax history

+0.4%/yr

Latest (2025): $773 · -0.7% YoY. Source: county tax records.