62 Cornsilk Rd · Maybeury, WV 24861

$75,000

3 bd · 1.0 ba · 1,301 sqft · SingleFamily · 1 Days on market

Built 1905 Fair condition 1.76 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 +9.3/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Livability +1.9/5.0
• Schools +1.6/10.0

Listing remarks

Whether you're looking for a full time residence, weekend getaway, or potential short-term rental investment, this 3 bedroom, 1 bath home offers plenty of possibilities. Situated a level property consisting of 8 lots totaling over 1.75 acres, the home features 1,300 sq ft of living space with numerous updates including a 3 ton mini-split (2 years old) that heats and cools the entire home, newer metal roof, gutters, some wiring, some plumbing, floor supports in the kitchen and new kitchen cabinets. The stove and refrigerator as well as furniture can convey with an acceptable offer. Conveniently located near the Hatfield-McCoy Trail System. System. The property is located in a flood zone.

Key facts

• New kitchen cabinets
• Level property
• Newer metal roof

Tags

• LEVEL PROPERTY
• 8 LOTS
• MINI-SPLIT
• NEWER METAL ROOF
• NEW KITCHEN CABINETS

Property features AI

Finance

• Other: Access via gate at Switchback Hideout (directions: From Switchback post office on Powerhouse Road, continue on Powerhouse Road. Take first left onto Cornsilk Rd. Go through gate at Switchback Hideout. House is last on right.)

Exterior

• Parking: Gravel parking
• Utilities: Public water
• Home design: Single-family residence; 2-story
• Exterior features: Storage outbuilding; Property sits on 1.76 acres

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Ceiling fan(s); Has cooling
• Interior features: Ceiling fan(s); Has cooling

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $201 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).

Location & tenants

• Location reads 37/100 on livability (#384 in WV) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: crime A, cost of living A, housing B; Watch: schools F, amenities F, commute F.
• Mcdowell County Schools (rural): math 14% / reading 28% proficiency, ranked #55 of 55 in WV (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 1 active listings in the ZIP; 7 units permitted in McDowell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($519 loan paydown + $2k appreciation (3.0% local appreciation)).
• McDowell County population projected at -48% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo; built in 1905 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1905 — 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: 1.43% ✓
• Cap rate: 11.51%
• Cash-on-cash: 18.63%
• DSCR: 1.83
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 18.3%
• Equity multiple: 2.04×
• Total profit: $21,917
• Equity at exit: $33,723

10-year hold

• IRR: 19.7%
• Equity multiple: 3.87×
• Total profit: $60,239
• Equity at exit: $51,972

Cash invested: $21,000 (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 24861

• Active inventory: 1
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,069 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $201

Break-even live

Break-even rent $815

Max offer price $75,000

Occupancy floor 76%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-18
   remarks 696-char remark
2. 2026-06-18
   listed $75,000 Active 1 DOM

ⓘ 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 10/10 Extreme FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥91°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $12,825
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$1,877
• − Repairs & maintenance: −$1,026
• − Management: −$1,026
• − Depreciation: −$2,182
• Taxable income: $1,388
• Est. tax owed @ 24.0%: −$333
• After-tax cash flow: $2,077/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 · 13 photos

Fair 45/100 Moderate rehab

This 3-bedroom home requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen, exterior, and flooring.

Repairs flagged

• Major Exposed floor supports in kitchen — Structural issue
• Major Damaged deck — Safety hazard
• Major Peeling siding — Aesthetic and weather resistance issue

Value-add opportunities

• Both New flooring — Enhances appearance and comfort
• Both New paint job — Improves curb appeal and interior aesthetics
• Both New roof — Ensures durability and safety
• Both New kitchen cabinets — Updates the kitchen and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed floor supports in kitchen · Structural issue	Major	$15,000–50,000
Damaged deck · Safety hazard	Major	$15,000–50,000
Peeling siding · Aesthetic and weather resistance issue	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both New flooring — Enhances appearance and comfort ↑
• Both New paint job — Improves curb appeal and interior aesthetics ↑
• Both New roof — Ensures durability and safety ↑
• Both New kitchen cabinets — Updates the kitchen and adds 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: Mcdowell County Schools
• NCES district ID: 5400810
• Math proficiency: 14% ▼ -8.00%
• Reading proficiency: 28% ▼ -6.00%
• Median HH income: $23,725
• Composite: 16.18/100
• National rank: #9229
• State rank: #55 of 55 in WV

Livability — Maybeury

• Score: 37/100
• State rank: #384
• US rank: #27566

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 87
• Population (ZIP): 87

Population outlook (McDowell County) Hauer SSP2

• Today (2025): 15,405 people
• By 2030: 13,475 · -12.5%
• By 2040: 10,266 · -33.4%
• By 2050: 7,970 · -48.3%
• By 2075: 5,023 · -67.4%
• By 2100: 3,714 · -75.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Black 9%

Political lean MEDSL · McDowell

• 2024 margin: Solid R (+60.4) · D 19.1% · R 79.5% · Other 1.5%
• 2008→2024 swing: -68.9pp toward R · 2008: 8.5pp · 2024: -60.4pp
• All cycles: 2024: R+60.4 2020: R+58.5 2016: R+51.5 2012: R+30.1 2008: D+8.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-17 Listed $75,000 MTCBOR