5537 Main Smokehouse Rd · Chapmanville, WV 25508

$58,000

2 bd · 1.0 ba · 648 sqft · SingleFamily public records · 192 Days on market

Built 1990 0.42 ac lot

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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
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

Step inside this charming 1-bedroom, 1-bath home that offers a surprisingly spacious feel thanks to its smart, open layout. Whether you’re looking for a simple place to call home or an investment opportunity, this property checks all the boxes. Comfortable, efficient, and easy to maintain — it’s the perfect option for a rental home, starter home, or downsizing. Come see how much this cozy space truly offers!

Key facts

• 0.42 acre lot
• Listed 191 days

Property features AI

Exterior

• Utilities: Septic tank sewer; Other water source
• Home design: Single family residence; Single-story
• Construction: Vinyl siding
• Exterior features: Composition shingle roof

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (electric); Electric cooling
• Interior features: 4 total rooms; No basement; Electric heating with forced air; Electric cooling

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $58k.

Deal economics

• At list price, monthly cash flow is $164 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($799 rent vs $58k).
• Recommended offer: $51k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#178 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: amenities F, commute F, employment F.
• Logan County Schools (rural): math 18% / reading 32% proficiency, ranked #48 of 55 in WV (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Hugh Dingess Elementary School (math 30% / reading 30%, grade F, #218 of 377 statewide, top 59%, 102 students, 0% FRL); Chapmanville Middle School (math 13% / reading 38%, grade F, #75 of 109 statewide, top 73%, 524 students, 0% FRL); Chapmanville Regional High School (math 12% / reading 42%, grade F, #79 of 110 statewide, top 78%, 721 students, 0% FRL) — zoned schools average 0% FRL vs 49% district-wide (49 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 23 active listings in the ZIP; 1 units permitted in Logan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($401 loan paydown + $4k appreciation (6.0% local appreciation)).
• Logan County population projected at -35% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.0% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 192 days — a 12% lower offer ($51k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; major 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 $51,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 192 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 11.07%
• Cash-on-cash: 17.05%
• DSCR: 1.76
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.04% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.5%
• Equity multiple: 2.69×
• Total profit: $27,400
• Equity at exit: $36,612

10-year hold

• IRR: 24.0%
• Equity multiple: 5.46×
• Total profit: $72,473
• Equity at exit: $66,525

Cash invested: $16,240 (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 25508

• Home prices YoY: 4.0%
• Active inventory: 23
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $799 medium
• Mortgage (P&I): −$304
• Tax est. 1.5%: −$72 /mo · $870/yr
• Insurance: −$24
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$168
• Net cashflow: $164

Break-even live

Break-even rent $591

Max offer price $58,000

Occupancy floor 74%

Sensitivity live

Price	-10% $204	-5% $184	+0% $164	+5% $144	+10% $124
Rent	-10% $101	-5% $133	+0% $164	+5% $196	+10% $227
Rate	-1.0pp $193	-0.5pp $179	base $164	+0.5pp $149	+1.0pp $134

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: $14,500
• Closing costs: $1,740
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $58,000 Active 192 DOM
2. 2026-06-17
   days on market $58,000 Active 191 DOM
3. 2026-06-16
   days on market $58,000 Active 190 DOM
4. 2026-06-15
   days on market $58,000 Active 189 DOM
5. 2026-06-15
   pricedays on market $58,000 Active 188 DOM
6. 2026-06-13
   days on market $60,000 Active 187 DOM
7. 2026-06-12
   days on market $60,000 Active 186 DOM
8. 2026-06-09
   days on market $60,000 Active 183 DOM
9. 2026-06-08
   days on market $60,000 Active 182 DOM
10. 2026-06-08
    days on market $60,000 Active 181 DOM
11. 2026-06-05
    days on market $60,000 Active 179 DOM
12. 2026-06-04
    days on market $60,000 Active 178 DOM
13. 2026-06-03
    days on market $60,000 Active 177 DOM
14. 2026-06-02
    days on market $60,000 Active 176 DOM
15. 2026-06-01
    days on market $60,000 Active 175 DOM
16. 2026-05-31
    days on market $60,000 Active 174 DOM
17. 2026-02-05
    listed $60,000 Active
18. 2026-01-23
    soldstatus Closed
19. 2025-11-25
    listed $60,000 Active

ⓘ 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 (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 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: $9,593
• − Mortgage interest: −$3,249
• − Property taxes: −$870
• − Insurance: −$1,088
• − Repairs & maintenance: −$767
• − Management: −$767
• − Depreciation: −$1,687
• Taxable income: $1,164
• Est. tax owed @ 24.0%: −$279
• After-tax cash flow: $1,691/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: Logan County Schools
• NCES district ID: 5400690
• Math proficiency: 18% ▼ -15.00%
• Reading proficiency: 32% ▼ -9.00%
• Median HH income: $36,127
• Composite: 20.68/100
• National rank: #8531
• State rank: #48 of 55 in WV

Livability — Chapmanville

• Score: 62/100
• State rank: #178
• US rank: #16281

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,282

Population outlook (Logan County) Hauer SSP2

• Today (2025): 30,218 people
• By 2030: 27,848 · -7.8%
• By 2040: 23,262 · -23.0%
• By 2050: 19,582 · -35.2%
• By 2075: 12,739 · -57.8%
• By 2100: 7,787 · -74.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Italian 1% Serbian 1% Slovak 1%

Political lean MEDSL · Logan

• 2024 margin: Solid R (+66.7) · D 16.1% · R 82.8% · Other 1.1%
• 2008→2024 swing: -55.9pp toward R · 2008: -10.8pp · 2024: -66.7pp
• All cycles: 2024: R+66.7 2020: R+63.0 2016: R+63.2 2012: R+39.7 2008: R+10.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.04%
• Current HPI: 156.5895
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+0.0% since first listed

3 events — show timeline

• 2026-02-05 Listed $60,000 KVBOR
• 2026-01-23 Sold (MLS) — KVBOR
• 2025-11-25 Listed $60,000 KVBOR

Property tax history

-2.4%/yr

Latest (2025): $68 · +4.7% YoY. Source: county tax records.