69 Woody Simmons Dr · Mill Creek, WV 26280

$84,900

3 bd · 1.5 ba · 1,408 sqft · SingleFamily · 14 Days on market

Built 1911 Fair condition 5,619 sqft lot ↓ 6% 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
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Appreciation +6.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.2/5.0

Listing remarks

Located in the town of Mill Creek with a detached garage on level lot. Move in ready with the opportunity to add your own personal touches and improvements over time.

Key facts

• Level lot
• Detached garage
• 5,619 sq ft lot

Tags

• DETACHED GARAGE
• LEVEL LOT

Property features AI

Exterior

• Parking: 2-car garage; Off-street and on-street parking available
• Utilities: Public water; Public sewer; Cable available
• Home design: Detached single-family residence; 2 stories; Rectangle-shaped lot
• Construction: Block and frame construction; Metal roof
• Exterior features: Front porch; Level lot

Interior

• Kitchen: Range; Refrigerator; Dishwasher not listed
• Flooring: Laminate flooring; Vinyl flooring; Wood flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas heating; Ceiling fan(s) for cooling
• Interior features: 9 total rooms; Crawl space basement; Ceiling fans
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $85k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $337 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).

Location & tenants

• Location reads 67/100 on livability (#91 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Randolph County Schools (town): math 24% / reading 35% proficiency, ranked #33 of 55 in WV (top 60%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: George Ward Elementary School (math 37% / reading 32%, grade F, #148 of 377 statewide, top 49%, 333 students, 0% FRL); Tygarts Valley Middle/High School (math 13% / reading 25%, grade F, #107 of 110 statewide, top 97%, 420 students, 0% FRL) — zoned schools average 0% FRL vs 47% district-wide (47 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 10 active listings in the ZIP; 3 units permitted in Randolph County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($587 loan paydown + $2k appreciation (1.9% local appreciation)).
• Randolph County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.9% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1911 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,900

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1911 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.38% ✓
• Cap rate: 11.06%
• Cash-on-cash: 17.03%
• DSCR: 1.76
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $171,776
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
260 Adolph Rd	0.32mi	4/2.0 (+1)	1,440 (+2%)	4mo	$175,000	$122	71

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

Projected returns pro-forma

1.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.1%
• Equity multiple: 2.14×
• Total profit: $26,986
• Equity at exit: $33,129

10-year hold

• IRR: 23.2%
• Equity multiple: 4.04×
• Total profit: $72,166
• Equity at exit: $47,432

Cash invested: $23,772 (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 26280

• Home prices YoY: 1.2%
• Active inventory: 10
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,170 medium
• Mortgage (P&I): −$445
• Tax est. 1.5%: −$106 /mo · $1,274/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $337

Break-even live

Break-even rent $743

Max offer price $84,900

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $84,900 Active 14 DOM
2. 2026-06-17
   days on market $84,900 Active 13 DOM
3. 2026-06-16
   days on market $84,900 Active 12 DOM
4. 2026-06-15
   days on market $84,900 Active 11 DOM
5. 2026-06-15
   days on market $84,900 Active 10 DOM
6. 2026-06-13
   days on market $84,900 Active 9 DOM
7. 2026-06-12
   days on market $84,900 Active 8 DOM
8. 2026-06-09
   days on market $84,900 Active 5 DOM
9. 2026-06-08
   days on market $84,900 Active 4 DOM
10. 2026-06-08
    days on market $84,900 Active 3 DOM
11. 2026-06-07
    remarks 166-char remark
12. 2026-06-07
    listed $84,900 Active 2 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥87°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,036
• − Mortgage interest: −$4,756
• − Property taxes: −$1,274
• − Insurance: −$424
• − Repairs & maintenance: −$1,123
• − Management: −$1,123
• − Depreciation: −$2,470
• Taxable income: $2,867
• Est. tax owed @ 24.0%: −$688
• After-tax cash flow: $3,360/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

The home requires moderate renovations to update the kitchen and bathrooms, and improve the landscaping. These updates would significantly increase its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and worn
• Moderate bathroom cabinets — dated and worn
• Major landscaping — bare yard, no curb appeal

Value-add opportunities

• Both update kitchen cabinets and appliances — modernizing kitchen would appeal to buyers and renters
• Both update bathrooms with new fixtures and cabinets — modernizing bathrooms would appeal to buyers and renters
• Both landscape yard — improving curb appeal would attract buyers and renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Moderate	$3,000–15,000
bathroom cabinets · dated and worn	Moderate	$3,000–15,000
landscaping · bare yard, no curb appeal	Major	$15,000–50,000
Total estimated repair cost · 3 items		$21,000–80,000

Value-add ROI direction

• Both update kitchen cabinets and appliances — modernizing kitchen would appeal to buyers and renters ↑
• Both update bathrooms with new fixtures and cabinets — modernizing bathrooms would appeal to buyers and renters ↑
• Both landscape yard — improving curb appeal would attract buyers and renters ↑

ⓘ 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: Randolph County Schools
• NCES district ID: 5401260
• Math proficiency: 24% ▼ -5.00%
• Reading proficiency: 35% ▼ -2.00%
• Median HH income: $37,907
• Composite: 24.6/100
• National rank: #7633
• State rank: #33 of 55 in WV

Livability — Mill Creek

• Score: 67/100
• State rank: #91
• US rank: #10565

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mill Creek, WV
• Population (ZIP): 1,384

Population outlook (Randolph County) Hauer SSP2

• Today (2025): 28,286 people
• By 2030: 27,558 · -2.6%
• By 2040: 25,970 · -8.2%
• By 2050: 24,529 · -13.3%
• By 2075: 21,645 · -23.5%
• By 2100: 17,349 · -38.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 11%
• Common ancestry: Iranian 2% Italian 2% Lithuanian 1%

Political lean MEDSL · Randolph

• 2024 margin: Solid R (+46.1) · D 25.9% · R 72.1% · Other 2.0%
• 2008→2024 swing: -32.1pp toward R · 2008: -14.0pp · 2024: -46.1pp
• All cycles: 2024: R+46.1 2020: R+43.5 2016: R+44.9 2012: R+29.1 2008: R+14.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.92%
• Current HPI: 157.2007
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-5.6% since first listed

3 events — show timeline

• 2026-06-04 Listed $84,900 NCWVREIN
• 2025-07-21 Price Changed $85,900 NCWVREIN
• 2025-06-04 Price Changed $89,900 NCWVREIN