441 Gulf Rd · Mullens, WV 25882

$25,000

2 bd · 1.0 ba · 670 sqft · SingleFamily · 2 Days on market

Built 1940

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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 +7.6/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

This home is situated on three lots. One lot is considered the driveway one lot is the house and part of the church the third lot is the rest of the church and small lot behind. There are several issues wrong with the house and church. The house is being lived in currently however the roof needs repaired over the addition and porch estimate to repair $9000.00 A smart investor would tear everything down and use this property as a new location for a business several tiny houses to rent or remodel the church into a huge bunk house for ATV riders.

Key facts

• Built 1940

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $480 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($827 rent vs $25k).

Location & tenants

• Location reads 64/100 on livability (#151 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, schools D-, amenities F.
• Wyoming County Schools (rural): math 20% / reading 38% proficiency, ranked #37 of 55 in WV (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 4 active listings in the ZIP.

Forward outlook

• In year one you build about $1k of equity ($173 loan paydown + $1k appreciation (5.2% local appreciation)).
• Wyoming County population projected at -34% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.2% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $25,000

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 3.31% ✓
• Cap rate: 29.36%
• Cash-on-cash: 82.37%
• DSCR: 4.67
• GRM: 2.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.22% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 88.4%
• Equity multiple: 6.24×
• Total profit: $36,688
• Equity at exit: $14,497

10-year hold

• IRR: 86.5%
• Equity multiple: 13.05×
• Total profit: $84,337
• Equity at exit: $25,298

Cash invested: $7,000 (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 25882

• Home prices YoY: 3.8%
• Active inventory: 4
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $827 medium
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$174
• Net cashflow: $480

Break-even live

Break-even rent $219

Max offer price $25,000

Occupancy floor 37%

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-18
   days on market $25,000 Active 2 DOM
2. 2026-06-17
   remarks 549-char remark
3. 2026-06-17
   listed $25,000 Active 1 DOM

ⓘ 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: $9,923
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$125
• − Repairs & maintenance: −$794
• − Management: −$794
• − Depreciation: −$727
• Taxable income: $5,708
• Est. tax owed @ 24.0%: −$1,370
• After-tax cash flow: $4,396/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: Wyoming County Schools
• NCES district ID: 5401650
• Math proficiency: 20% ▼ -11.00%
• Reading proficiency: 38% ▼ -8.00%
• Median HH income: $35,763
• Composite: 23.94/100
• National rank: #7783
• State rank: #37 of 55 in WV

Livability — Mullens

• Score: 64/100
• State rank: #151
• US rank: #14668

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,361

Population outlook (Wyoming County) Hauer SSP2

• Today (2025): 19,301 people
• By 2030: 17,775 · -7.9%
• By 2040: 14,923 · -22.7%
• By 2050: 12,703 · -34.2%
• By 2075: 8,812 · -54.3%
• By 2100: 6,146 · -68.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Black 4% Hispanic / Latino 3%
• Common ancestry: Italian 15% Iranian 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Wyoming

• 2024 margin: Solid R (+73.0) · D 12.9% · R 86.0% · Other 1.1%
• 2008→2024 swing: -48.0pp toward R · 2008: -25.1pp · 2024: -73.0pp
• All cycles: 2024: R+73.0 2020: R+72.1 2016: R+70.0 2012: R+55.7 2008: R+25.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.22%
• Current HPI: 142.1611
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-17 Listed $25,000 FSBO.com