212 Top Of The World · Cass, WV 26209

$102,500

1 bd · 1.0 ba · 482 sqft · Condo · 10 Days on market

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Why this score? — see what drove the D- 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).

• Appreciation +8.2/10.0
• Cash flow +8.0/30.0
• ARV discount +7.5/15.0
• 1% rule +2.9/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.3/5.0
• DSCR +2.0/10.0

Listing remarks MLS

Affordable 1 bed, 1 bath fully furnished Top of the World. Ski in/Ski out Windowmaker lift. Ski and rental shops and restaurant in the building. excellent value. 482 sq/ft

Key facts

• On the slopes
• Mountain views
• Listed 10 days

Tags

• KITCHEN WITH DISHWASHER
• MOUNTAIN VIEWS
• ON THE SLOPES
• WALK OUT THE BACK DOOR

Property features AI

Finance

• HOA & community: Homeowners association present; Association provides ski access

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story
• Construction: Stone and fiber cement exterior; Concrete perimeter foundation; Built with wood roof components
• Exterior features: Has a view; Wood roof

Interior

• Kitchen: Microwave; Refrigerator; Oven
• Bedrooms: 2 total rooms (includes bedroom count within total rooms)
• Flooring: Carpet; Ceramic tile; Laminate; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating (electric); Ceiling fan cooling
• Interior features: Ceiling fans; Laminate countertops; Window treatments

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $102k.

Deal economics

• At list price, monthly cash flow is $-107 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $92k (10.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $80k (21.5% below list).
• Recommended offer: $80k (21.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 46/100 on livability (#351 in WV) — a working-class tenant base; expect higher turnover. Strengths: crime A, cost of living A; Watch: schools F, amenities F, employment F.
• Pocahontas County Schools (rural): math 31% / reading 39% proficiency, ranked #19 of 55 in WV (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 118 active listings in the ZIP; 2 units permitted in Pocahontas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($709 loan paydown + $7k appreciation (6.4% local appreciation)).
• Pocahontas County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 12y ago 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.

Recommended offer $80,481 (21.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.79% ✗
• Cap rate: 5.05%
• Cash-on-cash: -4.46%
• DSCR: 0.80
• GRM: 10.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.37% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.7%
• Equity multiple: 1.87×
• Total profit: $25,085
• Equity at exit: $66,823

10-year hold

• IRR: 13.3%
• Equity multiple: 3.74×
• Total profit: $78,620
• Equity at exit: $123,297

Cash invested: $28,700 (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 26209

• Home prices YoY: 5.7%
• Active inventory: 118
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $805 medium
• Mortgage (P&I): −$538
• Tax est. 1.5%: −$128 /mo · $1,538/yr
• Insurance: −$43
• HOA est. from 2 same-building comps: −$34
• Vacancy / Maint / Mgmt: −$169
• Net cashflow: $-107

Break-even live

Break-even rent $940

Max offer price $87,081

Occupancy floor —

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: $25,625
• Closing costs: $3,075
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-06-18
   days on market $102,500 Active 10 DOM
2. 2026-06-17
   days on market $102,500 Active 9 DOM
3. 2026-06-16
   days on market $102,500 Active 8 DOM
4. 2026-06-15
   days on market $102,500 Active 7 DOM
5. 2026-06-15
   days on market $102,500 Active 6 DOM
6. 2026-06-13
   days on market $102,500 Active 5 DOM
7. 2026-06-12
   days on market $102,500 Active 4 DOM
8. 2026-06-08
   remarks 699-char remark
9. 2026-06-08
   listed $102,500 Active 1 DOM

ⓘ 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: $9,658
• − Mortgage interest: −$5,742
• − Property taxes: −$1,538
• − Insurance: −$512
• − Repairs & maintenance: −$773
• − Management: −$773
• − HOA: −$408
• − Depreciation: −$2,982
• Taxable loss: −$3,069
• Est. tax savings @ 24.0%: +$737
• After-tax cash flow: $-542/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: Pocahontas County Schools
• NCES district ID: 5401140
• Math proficiency: 31% ▼ -4.00%
• Reading proficiency: 39% ▼ -1.00%
• Median HH income: $35,035
• Composite: 28.89/100
• National rank: #6640
• State rank: #19 of 55 in WV

Livability — Cass

• Score: 46/100
• State rank: #351
• US rank: #26520

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 43

Population outlook (Pocahontas County) Hauer SSP2

• Today (2025): 8,115 people
• By 2030: 7,797 · -3.9%
• By 2040: 7,149 · -11.9%
• By 2050: 6,639 · -18.2%
• By 2075: 6,002 · -26.0%
• By 2100: 5,379 · -33.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Italian 40%

Political lean MEDSL · Pocahontas

• 2024 margin: Solid R (+50.3) · D 23.8% · R 74.1% · Other 2.2%
• 2008→2024 swing: -37.6pp toward R · 2008: -12.7pp · 2024: -50.3pp
• All cycles: 2024: R+50.3 2020: R+46.1 2016: R+42.8 2012: R+24.5 2008: R+12.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.37%
• Current HPI: 117.4046
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+130.3% since first listed

3 events — show timeline

• 2026-06-08 Listed $102,500 GVBOR
• 2014-11-10 Sold (MLS) — GVBOR
• 2014-06-28 Listed $44,500 GVBOR