764 Fudges Creek Rd · Barboursville, WV 25545

$119,900

3 bd · 2.0 ba · 1,206 sqft · SingleFamily · 42 Days on market

Built 1960 Fair condition 0.59 ac lot ↓ 5% since listing

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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 +17.3/30.0
• ARV discount +7.5/15.0
• Appreciation +6.2/10.0
• DSCR +5.4/10.0
• 1% rule +4.7/10.0
• Livability +4.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.0/5.0

Listing remarks MLS

Great 4BR, 2BA ranch in a country setting on almost an acre with updates that include a newer metal roof, septic and great space. Huge kitchen and dining area with so much countertop space. Potential to add more sqft with the room over the garage which includes a pool table. Great storage in the two car garage and offers a fenced yard with covered patio area. Just minutes from Rt. 60, Cabell Midland and interstate.

Key facts

• Main level en suite
• Solid birch cabinets
• Unfinished basement

Tags

• MAIN LEVEL EN SUITE
• STAINLESS STEEL APPLIANCES
• SOLID BIRCH CABINETS
• CERAMIC TILE FLOORS
• ORIGINAL HARDWOOD FLOORS
• UNFINISHED BASEMENT

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water
• Home design: Single-family residence; Single story
• Construction: Vinyl siding; Metal roof
• Exterior features: Patio; Porch

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric forced air heating; Central electric air conditioning
• Interior features: Eat-in kitchen; Insulated windows

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $87 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (3.4% below list).
• Recommended offer: $116k (3.4% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 3.6% in Barboursville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 82/100 on livability (#8 in WV, #1,207 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute D+.
• Cabell County Schools (urban): math 31% / reading 42% proficiency, ranked #13 of 55 in WV (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ona Elementary School (math 42% / reading 47%, grade F, #71 of 377 statewide, top 22%, 266 students, 0% FRL); Milton Middle School (math 34% / reading 45%, grade F, #20 of 109 statewide, top 18%, 570 students, 0% FRL); Cabell Midland High School (math 25% / reading 56%, grade F, #19 of 110 statewide, top 17%, 1,757 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: 31 active listings in the ZIP; 61 units permitted in Cabell County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($829 loan paydown + $3k appreciation (2.4% local appreciation)).
• At projected returns (2.4% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $20k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $115,878 (3.4% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% 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. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.97% ✗
• Cap rate: 7.16%
• Cash-on-cash: 3.10%
• DSCR: 1.14
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.6%
• Equity multiple: 1.48×
• Total profit: $15,963
• Equity at exit: $49,627

10-year hold

• IRR: 11.6%
• Equity multiple: 2.62×
• Total profit: $54,265
• Equity at exit: $73,302

Cash invested: $33,572 (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 25545

• Home prices YoY: 1.3%
• Active inventory: 31
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,159 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $87

Break-even live

Break-even rent $1,049

Max offer price $119,900

Occupancy floor 88%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $119,900 Active 42 DOM
2. 2026-06-18
   days on market $119,900 Active 41 DOM
3. 2026-06-17
   days on market $119,900 Active 40 DOM
4. 2026-06-16
   days on market $119,900 Active 39 DOM
5. 2026-06-15
   days on market $119,900 Active 38 DOM
6. 2026-06-14
   days on market $119,900 Active 36 DOM
7. 2026-06-12
   pricedays on market $119,900 Active 35 DOM
8. 2026-06-09
   days on market $139,900 Active 32 DOM
9. 2026-06-08
   days on market $139,900 Active 31 DOM
10. 2026-06-07
    days on market $139,900 Active 30 DOM
11. 2026-06-05
    days on market $139,900 Active 27 DOM
12. 2026-06-03
    days on market $139,900 Active 26 DOM
13. 2026-06-02
    days on market $139,900 Active 25 DOM
14. 2026-06-01
    days on market $139,900 Active 24 DOM
15. 2026-05-31
    days on market $139,900 Active 23 DOM
16. 2026-05-30
    days on market $139,900 Active 22 DOM
17. 2026-05-06
    listed $139,900 Active
18. 2023-09-01
    soldstatus $140,000 418-char remark

    Show marketing remark (418 chars)

    Great 4BR, 2BA ranch in a country setting on almost an acre with updates that include a newer metal roof, septic and great space. Huge kitchen and dining area with so much countertop space. Potential to add more sqft with the room over the garage which includes a pool table. Great storage in the two car garage and offers a fenced yard with covered patio area. Just minutes from Rt. 60, Cabell Midland and interstate.

19. 2023-05-15
    listed $147,000 418-char remark

    Show marketing remark (418 chars)

    Great 4BR, 2BA ranch in a country setting on almost an acre with updates that include a newer metal roof, septic and great space. Huge kitchen and dining area with so much countertop space. Potential to add more sqft with the room over the garage which includes a pool table. Great storage in the two car garage and offers a fenced yard with covered patio area. Just minutes from Rt. 60, Cabell Midland and interstate.

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

Taxation est. · year 1

• Rental income: $13,905
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$1,112
• − Management: −$1,112
• − Depreciation: −$3,488
• Taxable loss: −$922
• Est. tax savings @ 24.0%: +$221
• After-tax cash flow: $1,263/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 · 1 photo

Fair 40/100 Moderate rehab

This single-family home requires moderate repairs and maintenance to improve its condition and value. Exterior and interior paint, along with driveway repair, are the highest-impact areas for increasing both resale and rental value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major exterior paint — Peeling and chipping
• Major concrete driveway — Cracks and deterioration

Value-add opportunities

• Both repair and paint exterior — Enhances curb appeal and value
• Both repair driveway — Improves functionality and aesthetics
• Both paint interior walls — Fresh paint improves aesthetics and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
exterior paint · Peeling and chipping	Major	$15,000–50,000
concrete driveway · Cracks and deterioration	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both repair and paint exterior — Enhances curb appeal and value ↑
• Both repair driveway — Improves functionality and aesthetics ↑
• Both paint interior walls — Fresh paint improves aesthetics and 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: Cabell County Schools
• NCES district ID: 5400180
• Math proficiency: 31% ▼ -7.00%
• Reading proficiency: 42% ▼ -6.00%
• Median HH income: $36,426
• Composite: 30.26/100
• National rank: #6285
• State rank: #13 of 55 in WV

Livability — Barboursville

• Score: 82/100
• State rank: #8
• US rank: #1207

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,005

Population outlook (Cabell County) Hauer SSP2

• Today (2025): 97,574 people
• By 2030: 98,060 · +0.5%
• By 2040: 98,817 · +1.3%
• By 2050: 100,185 · +2.7%
• By 2075: 105,895 · +8.5%
• By 2100: 105,948 · +8.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Black 2%
• Common ancestry: Slovak 11% Greek 1% Serbian 1%
• Foreign-born: 0%

Political lean MEDSL · Cabell

• 2024 margin: Strong R (+21.9) · D 38.0% · R 59.9% · Other 2.0%
• 2008→2024 swing: -11.8pp toward R · 2008: -10.1pp · 2024: -21.9pp
• All cycles: 2024: R+21.9 2020: R+18.0 2016: R+25.5 2012: R+13.9 2008: R+10.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.36%
• Current HPI: 179.4941
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-4.8% since first listed

3 events — show timeline

• 2026-05-06 Listed $139,900 KVBOR
• 2023-09-01 Sold (MLS) $140,000 HBRMLS
• 2023-05-15 Listed $147,000 HBRMLS