1165 Camp Creek Rd · Danville, WV 25529

$89,500

1 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 34 Days on market

Built 1960 1.50 ac lot

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Why this score? — see what drove the C+ 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 +24.1/30.0
• Appreciation +8.1/10.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

On the Market- The one story ranch offer convenience to Charleston and Madison. A spacious Living room with comfortable country Kitchen This 2 bedroom home offers a level yard with covered front porch for those nice summer evenings, Enjoy owning your own home at an affordable price with one car attached garage.

Key facts

• One story ranch
• Covered front porch
• Level yard

Tags

• ONE STORY RANCH
• LEVEL YARD
• COVERED FRONT PORCH

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water; Septic tank sewer
• Home design: Single-family residential property
• Construction: Vinyl siding
• Exterior features: Metal roof; Outbuilding on the property; Approximately 1.5 acres

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Total rooms: 4
• Flooring: Hardwood floors; Laminate floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric forced-air heating
• Interior features: Eat-in kitchen; Insulated windows

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $110 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($936 rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#189 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Boone County Schools (rural): math 26% / reading 36% proficiency, ranked #26 of 55 in WV (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Brookview Elementary (math 42% / reading 37%, grade F, #108 of 377 statewide, top 33%, 341 students, 0% FRL); Madison Middle School (math 18% / reading 30%, grade F, #89 of 109 statewide, top 82%, 442 students, 0% FRL); Scott High School (math 17% / reading 37%, grade F, #79 of 110 statewide, top 78%, 529 students, 0% FRL) — zoned schools average 0% FRL vs 43% district-wide (43 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 4 active listings in the ZIP; 4 units permitted in Boone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($619 loan paydown + $6k appreciation (6.2% local appreciation)).
• Boone County population projected at -34% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.2% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y ago; this cycle's ask has dropped $8k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,815 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.05% ✓
• Cap rate: 8.66%
• Cash-on-cash: 8.45%
• DSCR: 1.38
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.1%
• Equity multiple: 2.35×
• Total profit: $33,916
• Equity at exit: $57,374

10-year hold

• IRR: 19.3%
• Equity multiple: 4.75×
• Total profit: $94,048
• Equity at exit: $105,017

Cash invested: $25,060 (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 25529

• Home prices YoY: 5.1%
• Active inventory: 4
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $936 medium
• Mortgage (P&I): −$469
• Tax from tax record: −$57 /mo · $679/yr
• Insurance: −$37
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $110

Break-even live

Break-even rent $797

Max offer price $89,500

Occupancy floor 83%

Sensitivity live

Price	-10% $161	-5% $135	+0% $110	+5% $85	+10% $59
Rent	-10% $36	-5% $73	+0% $110	+5% $147	+10% $184
Rate	-1.0pp $155	-0.5pp $133	base $110	+0.5pp $87	+1.0pp $63

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $89,500 Active 34 DOM
2. 2026-06-21
   days on market $89,500 Active 33 DOM
3. 2026-06-18
   days on market $89,500 Active 31 DOM
4. 2026-06-17
   days on market $89,500 Active 30 DOM
5. 2026-06-16
   days on market $89,500 Active 29 DOM
6. 2026-06-15
   days on market $89,500 Active 28 DOM
7. 2026-06-15
   days on market $89,500 Active 27 DOM
8. 2026-06-13
   days on market $89,500 Active 26 DOM
9. 2026-06-12
   pricedays on market $89,500 Active 25 DOM
10. 2026-06-09
    days on market $97,500 Active 22 DOM
11. 2026-06-08
    days on market $97,500 Active 21 DOM
12. 2026-06-08
    days on market $97,500 Active 20 DOM
13. 2026-06-07
    days on market $97,500 Active 19 DOM
14. 2026-06-04
    days on market $97,500 Active 17 DOM
15. 2026-06-03
    days on market $97,500 Active 16 DOM
16. 2026-06-02
    days on market $97,500 Active 15 DOM
17. 2026-06-01
    days on market $97,500 Active 14 DOM
18. 2026-05-31
    days on market $97,500 Active 13 DOM
19. 2026-05-18
    listed $97,500 Active
20. 2026-04-24
    status Pending
21. 2026-03-27
    price $105,500
22. 2026-01-12
    listed $115,000 Active
23. 2021-05-03
    soldstatus $83,000
24. 2021-04-29
    soldstatus $83,000
25. 2021-02-15
    listed $89,900
26. 2017-04-05
    listed $89,900
27. 2016-09-16
    listed $89,900

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

Tax reassessment forecast WV · Resets to sale price

• Current annual tax: $679 · $57/mo
• Projected year-2 tax: $679 · $57/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,237
• − Mortgage interest: −$5,013
• − Property taxes: −$679
• − Insurance: −$1,245
• − Repairs & maintenance: −$899
• − Management: −$899
• − Depreciation: −$2,604
• Taxable loss: −$102
• Est. tax savings @ 24.0%: +$25
• After-tax cash flow: $1,345/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: Boone County Schools
• NCES district ID: 5400090
• Math proficiency: 26% ▼ -10.00%
• Reading proficiency: 36% ▼ -7.00%
• Median HH income: $39,554
• Composite: 26.0/100
• National rank: #7318
• State rank: #26 of 55 in WV

Livability — Danville

• Score: 62/100
• State rank: #189
• US rank: #17080

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,085

Population outlook (Boone County) Hauer SSP2

• Today (2025): 20,544 people
• By 2030: 19,019 · -7.4%
• By 2040: 16,026 · -22.0%
• By 2050: 13,482 · -34.4%
• By 2075: 8,854 · -56.9%
• By 2100: 6,046 · -70.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Lithuanian 1% Italian 1%

Political lean MEDSL · Boone

• 2024 margin: Solid R (+57.4) · D 20.1% · R 77.5% · Other 2.3%
• 2008→2024 swing: -68.1pp toward R · 2008: 10.7pp · 2024: -57.4pp
• All cycles: 2024: R+57.4 2020: R+53.0 2016: R+54.3 2012: R+31.3 2008: D+10.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.20%
• Current HPI: 128.0058
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+8.5% since first listed

9 events — show timeline

• 2026-05-18 Listed $97,500 KVBOR
• 2026-04-24 Pending — KVBOR
• 2026-03-27 Price Changed $105,500 KVBOR
• 2026-01-12 Listed $115,000 KVBOR
• 2021-05-03 Sold (Public Records) $83,000 Public Records
• 2021-04-29 Sold (MLS) $83,000 KVBOR
• 2021-02-15 Listed $89,900 KVBOR
• 2017-04-05 Listed $89,900 KVBOR
• 2016-09-16 Listed $89,900 KVBOR

Property tax history

+7.8%/yr

Latest (2025): $679 · +0.3% YoY. Source: county tax records.