1053 Hawk Hwy · Lost Creek, WV 26385

$140,000

3 bd · 2.0 ba · 880 sqft · SingleFamily public records · 24 Days on market

Built 1915

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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).

• Cash flow +12.0/30.0
• ARV discount +7.5/15.0
• Appreciation +7.2/10.0
• DSCR +3.6/10.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0

Listing remarks MLS

Completely updated charmer ready to call home! This home boasts 3 bedrooms and 2 baths. Plenty of cabinetry and counter space are offered in the open-concept kitchen. Lovely back deck is perfect for relaxing and entertaining. The fenced yard is a bonus! Only 1 mi to I-79 South makes for an easy commute! Check out all the updates this home has to offer!

Key facts

• Raised beds
• Finished basement
• Updated backporch

Tags

• COMPLETELY FENCED IN BACKYARD
• RAISED BEDS
• UPDATED BACKPORCH
• FINISHED BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-33 ($-391/yr) — negative.
• To cash-flow at today's rent, offer at most $134k (4.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $101k (27.5% below list).
• Recommended offer: $101k (27.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#59 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment D-.
• Harrison County Schools (town): math 29% / reading 43% proficiency, ranked #12 of 55 in WV (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: West Milford Elementary School (math 27% / reading 37%, grade F, #191 of 377 statewide, top 56%, 368 students, 0% FRL); South Harrison Middle School (math 18% / reading 35%, grade F, #72 of 109 statewide, top 68%, 274 students, 0% FRL); South Harrison High School (math 17% / reading 52%, grade F, #42 of 110 statewide, top 47%, 349 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: 10 active listings in the ZIP; 84 units permitted in Harrison County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($968 loan paydown + $6k appreciation (4.5% local appreciation)).
• Harrison County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.5% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, 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 24 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.
• Current owner paid $92k; list at $140k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $101,432 (27.5% 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. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.72% ✗
• Cap rate: 6.01%
• Cash-on-cash: -1.00%
• DSCR: 0.96
• GRM: 11.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.46% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.6%
• Equity multiple: 1.66×
• Total profit: $25,869
• Equity at exit: $74,809

10-year hold

• IRR: 12.1%
• Equity multiple: 3.09×
• Total profit: $82,038
• Equity at exit: $125,514

Cash invested: $39,200 (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 26385

• Home prices YoY: 2.6%
• Active inventory: 10
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,014 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$41 /mo · $497/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $-33

Break-even live

Break-even rent $1,056

Max offer price $134,239

Occupancy floor 98%

Sensitivity live

Price	-10% $47	-5% $7	+0% $-33	+5% $-72	+10% $-112
Rent	-10% $-113	-5% $-73	+0% $-33	+5% $7	+10% $48
Rate	-1.0pp $38	-0.5pp $3	base $-33	+0.5pp $-69	+1.0pp $-106

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $140,000 Active 24 DOM
2. 2026-06-19
   days on market $140,000 Active 22 DOM
3. 2026-06-18
   days on market $140,000 Active 21 DOM
4. 2026-06-17
   days on market $140,000 Active 20 DOM
5. 2026-06-16
   days on market $140,000 Active 19 DOM
6. 2026-06-15
   days on market $140,000 Active 18 DOM
7. 2026-06-14
   days on market $140,000 Active 16 DOM
8. 2026-06-12
   days on market $140,000 Active 15 DOM
9. 2026-06-09
   days on market $140,000 Active 12 DOM
10. 2026-06-08
    days on market $140,000 Active 11 DOM
11. 2026-06-07
    days on market $140,000 Active 10 DOM
12. 2026-06-05
    days on market $140,000 Active 7 DOM
13. 2026-06-03
    days on market $140,000 Active 6 DOM
14. 2026-06-02
    days on market $140,000 Active 5 DOM
15. 2026-06-01
    days on market $140,000 Active 4 DOM
16. 2026-05-31
    days on market $140,000 Active 3 DOM
17. 2026-05-30
    days on market $140,000 Active 2 DOM
18. 2026-05-14
    listed $140,000 Active
19. 2023-03-23
    soldstatus $92,000
20. 2023-03-21
    soldstatus $92,000 354-char remark

    Show marketing remark (354 chars)

    Completely updated charmer ready to call home! This home boasts 3 bedrooms and 2 baths. Plenty of cabinetry and counter space are offered in the open-concept kitchen. Lovely back deck is perfect for relaxing and entertaining. The fenced yard is a bonus! Only 1 mi to I-79 South makes for an easy commute! Check out all the updates this home has to offer!

21. 2023-02-13
    listed $98,000 354-char remark

    Show marketing remark (354 chars)

    Completely updated charmer ready to call home! This home boasts 3 bedrooms and 2 baths. Plenty of cabinetry and counter space are offered in the open-concept kitchen. Lovely back deck is perfect for relaxing and entertaining. The fenced yard is a bonus! Only 1 mi to I-79 South makes for an easy commute! Check out all the updates this home has to offer!

ⓘ 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: $497 · $41/mo
• Projected year-2 tax: $826 · $69/mo
• Expected delta: +$329/yr (+$27/mo · 66.2%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,172
• − Mortgage interest: −$7,842
• − Property taxes: −$497
• − Insurance: −$700
• − Repairs & maintenance: −$974
• − Management: −$974
• − Depreciation: −$4,073
• Taxable loss: −$2,888
• Est. tax savings @ 24.0%: +$693
• After-tax cash flow: $302/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: Harrison County Schools
• NCES district ID: 5400510
• Math proficiency: 29% ▼ -10.00%
• Reading proficiency: 43% ▼ -3.00%
• Median HH income: $43,269
• Composite: 30.48/100
• National rank: #6222
• State rank: #12 of 55 in WV

Livability — Lost Creek

• Score: 71/100
• State rank: #59
• US rank: #7030

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 3,021
• Population (ZIP): 3,021

Population outlook (Harrison County) Hauer SSP2

• Today (2025): 67,273 people
• By 2030: 65,963 · -1.9%
• By 2040: 63,033 · -6.3%
• By 2050: 59,999 · -10.8%
• By 2075: 52,524 · -21.9%
• By 2100: 42,654 · -36.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 5%
• Common ancestry: Slovak 3% Romanian 3% Iranian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Harrison

• 2024 margin: Solid R (+41.0) · D 28.5% · R 69.4% · Other 2.1%
• 2008→2024 swing: -27.6pp toward R · 2008: -13.3pp · 2024: -41.0pp
• All cycles: 2024: R+41.0 2020: R+37.6 2016: R+39.5 2012: R+23.5 2008: R+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.46%
• Current HPI: 179.1373
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+42.9% since first listed

4 events — show timeline

• 2026-05-14 Listed $140,000 FSBO.com
• 2023-03-23 Sold (Public Records) $92,000 Public Records
• 2023-03-21 Sold (MLS) $92,000 NCWVREIN
• 2023-02-13 Listed $98,000 NCWVREIN

Property tax history

+12.5%/yr

Latest (2025): $497 · +7.0% YoY. Source: county tax records.