611 Swell Mountain Rd · Hinton, WV 25985

$59,900

3 bd · 1.0 ba · 960 sqft · Manufactured · 219 Days on market

Built 1977 Fair condition 4.00 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
• Appreciation +9.1/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +2.0/10.0

Listing remarks MLS

Discover potential and peaceful surroundings with this 4-acre property nestled in the lovely Sandstone area. The 3-bedroom, 1-bath home is livable as-is but ready for your personal touch and improvements. All appliances and furniture convey with the sale — including a washer, dryer, and refrigerator in working order. (Note: the stove requires attention. ) Enjoy the quiet of country living just minutes from I-64 and the New River National Park, offering both convenience and access to one of West Virginia's most scenic outdoor destinations. Whether you're looking for a starter home, weekend retreat, or investment project, this property provides plenty of space, privacy, and opportunity to make it your own.

Key facts

• 4 acre property
• 4 acre lot
• Built 1977

Tags

• 4 ACRE PROPERTY
• NEW RIVER NATIONAL PARK

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $60k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($907 rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.4% vs local median 2.6% in Hinton — 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 62/100 on livability (#188 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Summers County Schools (town): math 18% / reading 32% proficiency, ranked #49 of 55 in WV (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 4 active listings in the ZIP; 19 units permitted in Summers County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($414 loan paydown + $5k appreciation (8.1% local appreciation)).
• Summers County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.1% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, 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 219 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Recommended offer $52,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 219 days. Have you received any prior offers? Is the seller open to a 12% 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 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.51% ✓
• Cap rate: 12.36%
• Cash-on-cash: 21.67%
• DSCR: 1.96
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.12% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.3%
• Equity multiple: 3.65×
• Total profit: $44,440
• Equity at exit: $45,996

10-year hold

• IRR: 33.2%
• Equity multiple: 7.84×
• Total profit: $114,653
• Equity at exit: $91,772

Cash invested: $16,772 (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 25985

• Home prices YoY: 4.5%
• Active inventory: 4
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $907 medium
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$191
• Net cashflow: $303

Break-even live

Break-even rent $524

Max offer price $59,900

Occupancy floor 62%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $59,900 Active 219 DOM
2. 2026-06-17
   days on market $59,900 Active 218 DOM
3. 2026-06-16
   days on market $59,900 Active 217 DOM
4. 2026-06-15
   days on market $59,900 Active 216 DOM
5. 2026-06-15
   days on market $59,900 Active 215 DOM
6. 2026-06-13
   days on market $59,900 Active 214 DOM
7. 2026-06-12
   days on market $59,900 Active 213 DOM
8. 2026-06-09
   days on market $59,900 Active 210 DOM
9. 2026-06-08
   days on market $59,900 Active 209 DOM
10. 2026-06-08
    days on market $59,900 Active 208 DOM
11. 2026-06-07
    days on market $59,900 Active 207 DOM
12. 2026-06-04
    days on market $59,900 Active 205 DOM
13. 2026-06-03
    days on market $59,900 Active 204 DOM
14. 2026-06-02
    days on market $59,900 Active 203 DOM
15. 2026-06-01
    days on market $59,900 Active 202 DOM
16. 2026-05-31
    days on market $59,900 Active 201 DOM
17. 2026-05-13
    status Active 720-char remark

    Show marketing remark (720 chars)

    Discover potential and peaceful surroundings with this 4-acre property nestled in the lovely Sandstone area. The 3-bedroom, 1-bath home is livable as-is but ready for your personal touch and improvements. All appliances and furniture convey with the sale — including a washer, dryer, and refrigerator in working order. (Note: the stove requires attention. ) Enjoy the quiet of country living just minutes from I-64 and the New River National Park, offering both convenience and access to one of West Virginia's most scenic outdoor destinations. Whether you're looking for a starter home, weekend retreat, or investment project, this property provides plenty of space, privacy, and opportunity to make it your own.

18. 2025-11-11
    listed $59,900 Active 720-char remark

    Show marketing remark (720 chars)

    Discover potential and peaceful surroundings with this 4-acre property nestled in the lovely Sandstone area. The 3-bedroom, 1-bath home is livable as-is but ready for your personal touch and improvements. All appliances and furniture convey with the sale — including a washer, dryer, and refrigerator in working order. (Note: the stove requires attention. ) Enjoy the quiet of country living just minutes from I-64 and the New River National Park, offering both convenience and access to one of West Virginia's most scenic outdoor destinations. Whether you're looking for a starter home, weekend retreat, or investment project, this property provides plenty of space, privacy, and opportunity to make it your own.

ⓘ 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: $10,889
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$871
• − Management: −$871
• − Depreciation: −$1,743
• Taxable income: $2,851
• Est. tax owed @ 24.0%: −$684
• After-tax cash flow: $2,951/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 · 12 photos

Fair 45/100 Moderate rehab

This 3-bedroom, 1-bath home requires moderate renovations to improve its condition and increase its resale and rental value.

Repairs flagged

• Major stove — Visible rust and wear indicate significant damage.
• Moderate kitchen cabinets — Worn appearance suggests need for replacement or repair.
• Moderate bathroom fixtures — Outdated and possibly leaking fixtures need replacement.
• Major roof — Significant wear and tear visible, likely requiring full replacement.
• Major exterior siding — Peeling paint and wear indicate need for replacement.
• Major windows — Old and possibly inefficient, may need replacement or energy-efficient upgrades.
• Major HVAC unit — Old and likely inefficient, may need replacement.
• Major landscaping — Overgrown and minimal, may need landscaping improvements to enhance curb appeal.

Value-add opportunities

• Resale Paint interior walls — Fresh paint can significantly improve the home's appearance and value.
• Both Replace HVAC unit — A new HVAC system can improve comfort and energy efficiency, benefiting both resale and rental value.
• Both Replace windows — New windows can improve energy efficiency, reduce heating and cooling costs, and enhance curb appeal.
• Both Landscaping improvements — A well-maintained yard can increase the home's curb appeal and rental value.
• Resale Replace kitchen cabinets — Fresh, updated cabinets can improve the kitchen's functionality and aesthetic appeal.
• Resale Upgrade bathroom fixtures — Modern, functional fixtures can enhance the bathroom's appeal and value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
stove · Visible rust and wear indicate significant damage.	Major	$15,000–50,000
kitchen cabinets · Worn appearance suggests need for replacement or repair.	Moderate	$3,000–15,000
bathroom fixtures · Outdated and possibly leaking fixtures need replacement.	Moderate	$3,000–15,000
roof · Significant wear and tear visible, likely requiring full replacement.	Major	$15,000–50,000
exterior siding · Peeling paint and wear indicate need for replacement.	Major	$15,000–50,000
windows · Old and possibly inefficient, may need replacement or energy-efficient upgrades.	Major	$15,000–50,000
HVAC unit · Old and likely inefficient, may need replacement.	Major	$15,000–50,000
landscaping · Overgrown and minimal, may need landscaping improvements to enhance curb appeal.	Major	$15,000–50,000
Total estimated repair cost · 8 items		$96,000–330,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint can significantly improve the home's appearance and value. ↑
• Both Replace HVAC unit — A new HVAC system can improve comfort and energy efficiency, benefiting both resale and rental value. ↑
• Both Replace windows — New windows can improve energy efficiency, reduce heating and cooling costs, and enhance curb appeal. ↑
• Both Landscaping improvements — A well-maintained yard can increase the home's curb appeal and rental value. ↑
• Resale Replace kitchen cabinets — Fresh, updated cabinets can improve the kitchen's functionality and aesthetic appeal. ↑
• Resale Upgrade bathroom fixtures — Modern, functional fixtures can enhance the bathroom's appeal and 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: Summers County Schools
• NCES district ID: 5401350
• Math proficiency: 18% ▼ -8.00%
• Reading proficiency: 32% ▼ -4.00%
• Median HH income: $33,089
• Composite: 20.39/100
• National rank: #8593
• State rank: #49 of 55 in WV

Livability — Hinton

• Score: 62/100
• State rank: #188
• US rank: #17062

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 381

Population outlook (Summers County) Hauer SSP2

• Today (2025): 11,605 people
• By 2030: 10,904 · -6.0%
• By 2040: 9,658 · -16.8%
• By 2050: 8,619 · -25.7%
• By 2075: 6,920 · -40.4%
• By 2100: 5,819 · -49.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 6%
• Common ancestry: Serbian 4% Slovak 3%

Political lean MEDSL · Summers

• 2024 margin: Solid R (+51.4) · D 23.3% · R 74.7% · Other 2.0%
• 2008→2024 swing: -40.1pp toward R · 2008: -11.3pp · 2024: -51.4pp
• All cycles: 2024: R+51.4 2020: R+47.0 2016: R+46.6 2012: R+28.8 2008: R+11.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.12%
• Current HPI: 188.41
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-05-13 Relisted — BBOR
• 2025-11-11 Listed $59,900 BBOR