1388 Sliding Hl

Hartford City, WV 25253

$44,900B

2 bd · 1.0 ba · 1,092 sqft · Built — · SingleFamily · Active · 81 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $710/mo
• Mortgage (P&I): −$235
• Tax + insurance: −$130
• HOA: −$0
• Vac / Maint / Mgmt: −$149
• Net cashflow: $195/mo
• Annual: $2,341/yr
• Cap rate: 12.99%
• Cash-on-cash: 23.92%
• DSCR: 2.06
• 1% rule: 1.58%
• Cash to close: $12,572

Investor read

• This is a 2-bed/1.0-bath single-family listed at $45k. Condition is rated poor.
• 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).
• It's been on market 81 days — a 6% lower offer ($42k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $42k (6.0% below list) — sets the bar for market timing.
• In year one you build about $2k of equity ($310 loan paydown + $1k appreciation (3.0% local appreciation)).
• 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-, amenities F, commute 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.
• Zoned schools: New Haven Elementary School (math 25% / reading 35%, grade F, #218 of 377 statewide, top 59%, 460 students, 0% FRL); Wahama Junior/Senior High School (math 16% / reading 43%, grade F, #69 of 110 statewide, top 71%, 387 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.
• Watch-outs: flood insurance adds $56/mo.
• 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).
• 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.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.
• 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.

Questions for listing agent

• 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?
• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.

Repairs flagged (vision-AI assessment)

• 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