1388 Sliding Hl · Hartford City, WV 25253

$44,900

2 bd · 1.0 ba · 1,092 sqft · SingleFamily · 81 Days on market

Poor condition 1.24 ac lot $41/sqft · 52% below 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• Condition / age +1.0/5.0

Listing remarks MLS

Opportunity awaits- investors, flippers, and rehabbers-this 2-bedroom, 1 bath home situated on 1.24 acres in a peaceful rural setting, full of character and ready for your vision. With utilities available and over 1000Sq/ft this property presents multiple possibilities for improvement. Portion of the acreage located in flood zone. Buyer to verify all utilities, condition and flood zone details. Home sold As-Is, Where-Is.

Key facts

• 1.24 acre lot
• Listed 81 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $195 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($710 rent vs $45k).
• Recommended offer: $42k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#204 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B+; Watch: health & safety C-, schools F, amenities F.
• Mason County Schools (town): math 20% / reading 33% proficiency, ranked #44 of 55 in WV (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 10 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3 units permitted in Mason County in 2024 (0 in 5+ unit buildings).
• This rent is only 14% of the median local income ($61k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $2k of equity ($310 loan paydown + $1k appreciation (3.0% local appreciation)).
• Mason County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($42k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $42,206 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 1.58% ✓
• Cap rate: 12.99%
• Cash-on-cash: 23.92%
• DSCR: 2.06
• GRM: 5.3

CMA / ARV

• ARV (median comp): $94,327
• List price: $44,900
• Delta: -52.40%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 25.0%
• Equity multiple: 2.42×
• Total profit: $17,877
• Equity at exit: $20,189

10-year hold

• IRR: 25.8%
• Equity multiple: 4.68×
• Total profit: $46,299
• Equity at exit: $31,114

Cash invested: $12,572 (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 25253

• Active inventory: 10
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $710 medium
• Mortgage (P&I): −$235
• Tax est. 1.5%: −$56 /mo · $674/yr
• Insurance: −$19
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$149
• Net cashflow: $195

Break-even live

Break-even rent $463

Max offer price $44,900

Occupancy floor 68%

Sensitivity live

Price	-10% $226	-5% $211	+0% $195	+5% $180	+10% $164
Rent	-10% $139	-5% $167	+0% $195	+5% $223	+10% $251
Rate	-1.0pp $218	-0.5pp $206	base $195	+0.5pp $183	+1.0pp $172

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: $11,225
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
107 Cierra DR Unit 319 Hartford City, WV	3.0	1.5	1084	$710	$0.65	44d	1	0.92mi

Listing history 18 events

1. 2026-06-21
   days on market $44,900 Active 81 DOM
2. 2026-06-19
   days on market $44,900 Active 79 DOM
3. 2026-06-18
   days on market $44,900 Active 78 DOM
4. 2026-06-17
   days on market $44,900 Active 77 DOM
5. 2026-06-16
   days on market $44,900 Active 76 DOM
6. 2026-06-15
   days on market $44,900 Active 75 DOM
7. 2026-06-14
   days on market $44,900 Active 73 DOM
8. 2026-06-12
   days on market $44,900 Active 72 DOM
9. 2026-06-09
   days on market $44,900 Active 69 DOM
10. 2026-06-08
    days on market $44,900 Active 68 DOM
11. 2026-06-07
    days on market $44,900 Active 67 DOM
12. 2026-06-05
    days on market $44,900 Active 64 DOM
13. 2026-06-03
    days on market $44,900 Active 63 DOM
14. 2026-06-02
    days on market $44,900 Active 62 DOM
15. 2026-06-01
    days on market $44,900 Active 61 DOM
16. 2026-05-31
    days on market $44,900 Active 60 DOM
17. 2026-05-30
    days on market $44,900 Active 59 DOM
18. 2026-04-01
    listed $44,900 Active 424-char remark

    Show marketing remark (424 chars)

    Opportunity awaits- investors, flippers, and rehabbers-this 2-bedroom, 1 bath home situated on 1.24 acres in a peaceful rural setting, full of character and ready for your vision. With utilities available and over 1000Sq/ft this property presents multiple possibilities for improvement. Portion of the acreage located in flood zone. Buyer to verify all utilities, condition and flood zone details. Home sold As-Is, Where-Is.

ⓘ 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 7/10 Severe FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $8,520
• − Mortgage interest: −$2,515
• − Property taxes: −$674
• − Insurance: −$891
• − Repairs & maintenance: −$682
• − Management: −$682
• − Depreciation: −$1,306
• Taxable income: $1,771
• Est. tax owed @ 24.0%: −$425
• After-tax cash flow: $1,916/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 · 11 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and updates to bring it up to a livable condition. Significant investment is needed to address structural issues, exterior and interior repairs, and modernize the kitchen and bath. Landscaping and curb appeal improvements will also enhance its marketability.

Repairs flagged

• Major Porch railings — Structural integrity compromised
• Major Roof — Signs of wear and potential leaks
• Major Exterior siding — Weathered and peeling
• Major Flooring — Exposed subfloor and worn carpet
• Major Interior walls — Peeling paint and exposed drywall
• Major Kitchen — Exposed subfloor and missing countertops
• Major Bath — Exposed subfloor and missing fixtures
• Major Systems — Exposed plumbing and electrical issues

Value-add opportunities

• Both Landscaping and curb appeal — Improves property's visual appeal and marketability
• Both Exterior repairs and repainting — Enhances property's overall appearance and value
• Both Interior repairs and repainting — Improves living conditions and marketability
• Both Kitchen and bath updates — Modernizes spaces and increases value
• Both Roof replacement — Fixes potential leaks and enhances property's value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Porch railings · Structural integrity compromised	Major	$15,000–50,000
Roof · Signs of wear and potential leaks	Major	$15,000–50,000
Exterior siding · Weathered and peeling	Major	$15,000–50,000
Flooring · Exposed subfloor and worn carpet	Major	$15,000–50,000
Interior walls · Peeling paint and exposed drywall	Major	$15,000–50,000
Kitchen · Exposed subfloor and missing countertops	Major	$15,000–50,000
Bath · Exposed subfloor and missing fixtures	Major	$15,000–50,000
Systems · Exposed plumbing and electrical issues	Major	$15,000–50,000
Total estimated repair cost · 8 items		$120,000–400,000

Value-add ROI direction

• Both Landscaping and curb appeal — Improves property's visual appeal and marketability ↑
• Both Exterior repairs and repainting — Enhances property's overall appearance and value ↑
• Both Interior repairs and repainting — Improves living conditions and marketability ↑
• Both Kitchen and bath updates — Modernizes spaces and increases value ↑
• Both Roof replacement — Fixes potential leaks and enhances property's 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: Mason County Schools
• NCES district ID: 5400780
• Math proficiency: 20% ▼ -13.00%
• Reading proficiency: 33% ▼ -10.00%
• Median HH income: $37,623
• Composite: 22.07/100
• National rank: #8191
• State rank: #44 of 55 in WV

Livability — Hartford City

• Score: 61/100
• State rank: #204
• US rank: #18103

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Mason · 14,594 people
• City population: 507
• Population (ZIP): 2,246
• Household income: $61,439
• Rent vs Own: 10.5% rent · 89.5% own

Population outlook (Mason County) Hauer SSP2

• Today (2025): 26,174 people
• By 2030: 25,482 · -2.6%
• By 2040: 23,934 · -8.6%
• By 2050: 22,432 · -14.3%
• By 2075: 19,241 · -26.5%
• By 2100: 15,427 · -41.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 5% Hispanic / Latino 1%
• Common ancestry: Serbian 7% Lithuanian 1% Polish 1%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Mason

• 2024 margin: Solid R (+58.0) · D 20.0% · R 78.0% · Other 1.9%
• 2008→2024 swing: -45.1pp toward R · 2008: -12.9pp · 2024: -58.0pp
• All cycles: 2024: R+58.0 2020: R+53.2 2016: R+54.7 2012: R+20.3 2008: R+12.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-04-01 Listed $44,900 KVBOR