201 Galena Ct · Coal City, WV 25902

$129,900

3 bd · 1.0 ba · 1,264 sqft · SingleFamily public records · 82 Days on market

Built 1980 0.25 ac lot

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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 +18.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• Appreciation +4.4/10.0
• 1% rule +3.6/10.0
• Schools +3.0/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Great opportunity to finish this home your way! Remodel has been started but not completed. Property is being sold as-is and includes remaining renovation materials and supplies with the sale. Located on a secluded lot, offering privacy and plenty of potential for the right buyer or investor. Generac as seen in pictures does not convey.

Key facts

• Secluded lot
• 0.25 acre lot
• Pool

Tags

• SECLUDED LOT
• REMAINING RENOVATION MATERIALS

Property features AI

Exterior

• Parking: Open parking; Driveway with gravel and concrete surfaces; No garage
• Utilities: Public water; Septic tank
• Home design: Residential property
• Construction: Block and wood siding construction; Shingle roof; Finished below-grade living area
• Exterior features: Above-ground private pool; Shed(s); Level, secluded lot; Level topography

Interior

• Kitchen: Cooktop; Microwave; Refrigerator; Electric water heater
• Bedrooms: 9 total rooms (includes bedrooms and living spaces)
• Flooring: Tile; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Heat pump; Electric heating; Propane
• Interior features: Eat-in kitchen; Finished full basement; Accessible for hearing impairment; Has view
• Laundry & utility: Washer hookup on lower level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $126 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (13.7% below list).
• Recommended offer: $112k (13.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 52/100 on livability (#315 in WV) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+; Watch: housing C-, amenities F, commute F.
• Raleigh County Schools (rural): math 29% / reading 42% proficiency, ranked #14 of 55 in WV (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ghent Elementary (math 42% / reading 47%, grade F, #71 of 377 statewide, top 22%, 229 students, 0% FRL); Shady Spring Middle School (math 30% / reading 46%, grade F, #25 of 109 statewide, top 23%, 578 students, 0% FRL); Shady Spring High (math 32% / reading 57%, grade F, #11 of 110 statewide, top 11%, 828 students, 0% FRL) — zoned schools average 0% FRL vs 46% district-wide (46 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 2 active listings in the ZIP; 41 units permitted in Raleigh County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.3%/yr); year-one equity from $898 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Raleigh County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $24k; list at $130k implies a 430% gain — meaningful room to come down on a strong offer.

Recommended offer $112,140 (13.7% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 14% 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: 0.86% ✗
• Cap rate: 7.46%
• Cash-on-cash: 4.16%
• DSCR: 1.19
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.28% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.2%
• Equity multiple: 0.90×
• Total profit: $-3,470
• Equity at exit: $29,601

10-year hold

• IRR: 4.8%
• Equity multiple: 1.44×
• Total profit: $15,942
• Equity at exit: $29,612

Cash invested: $36,372 (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 25902

• Home prices YoY: -1.3%
• Active inventory: 2
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,121 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$25 /mo · $294/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $126

Break-even live

Break-even rent $962

Max offer price $129,900

Occupancy floor 84%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-03
   days on market $129,900 Active 82 DOM
2. 2026-06-02
   days on market $129,900 Active 81 DOM
3. 2026-06-01
   days on market $129,900 Active 80 DOM
4. 2026-05-31
   days on market $129,900 Active 79 DOM
5. 2026-05-30
   days on market $129,900 Active 78 DOM
6. 2026-03-07
   listed $129,900 Active
7. 1993-06-29
   soldstatus $24,500

ⓘ 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: $294 · $25/mo
• Projected year-2 tax: $766 · $64/mo
• Expected delta: +$472/yr (+$39/mo · 160.4%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low

Taxation est. · year 1

• Rental income: $13,457
• − Mortgage interest: −$7,276
• − Property taxes: −$294
• − Insurance: −$650
• − Repairs & maintenance: −$1,077
• − Management: −$1,077
• − Depreciation: −$3,779
• Taxable loss: −$695
• Est. tax savings @ 24.0%: +$167
• After-tax cash flow: $1,679/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: Raleigh County Schools
• NCES district ID: 5401230
• Math proficiency: 29% ▼ -8.00%
• Reading proficiency: 42% ▼ -3.00%
• Median HH income: $39,828
• Composite: 29.74/100
• National rank: #6445
• State rank: #14 of 55 in WV

Livability — Coal City

• Score: 52/100
• State rank: #315
• US rank: #25133

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 326

Population outlook (Raleigh County) Hauer SSP2

• Today (2025): 73,505 people
• By 2030: 70,954 · -3.5%
• By 2040: 66,038 · -10.2%
• By 2050: 61,919 · -15.8%
• By 2075: 51,954 · -29.3%
• By 2100: 39,724 · -46.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%

Political lean MEDSL · Raleigh

• 2024 margin: Solid R (+54.3) · D 22.0% · R 76.3% · Other 1.6%
• 2008→2024 swing: -28.5pp toward R · 2008: -25.9pp · 2024: -54.3pp
• All cycles: 2024: R+54.3 2020: R+50.4 2016: R+52.8 2012: R+44.6 2008: R+25.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.28%
• Current HPI: 96.4188
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+430.2% since first listed

2 events — show timeline

• 2026-03-07 Listed $129,900 BBOR
• 1993-06-29 Sold (Public Records) $24,500 Public Records

Property tax history

+1.0%/yr

Latest (2025): $294 · -45.3% YoY. Source: county tax records.