260 Hoye Rd · Shady Spring, WV 25989

$1,650

2 bd · 2.0 ba · 2,464 sqft · SingleFamily public records · 9 Days on market

Built 1968 4.17 ac lot

---

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

Listing remarks MLS

Tucked away on just over four secluded acres, this one-of-a-kind property offers the perfect blend of privacy, space, and endless possibilities. Roof is approximately one year old, this home is move-in ready and built for comfort. Garage lovers and hobbyists will be amazed by the incredible setup two separate garages including a 2-car attached garage, an expansive 9-car detached garage, and an additional work garage, providing over 3000 square feet of total garage space. Inside, the home offers 3 bedrooms with the potential for a 4th, making it ideal for growing families or those needing extra space for an office or guest room. A large family room/game room creates the perfect gathering spot. This property is secluded, spacious, and has several unique features. Located in the desirable Shady Spring school district.

Key facts

• Move-in ready
• Large family room
• Secluded acres

Tags

• SECLUDED ACRES
• EXPANSIVE DETACHED GARAGE
• LARGE FAMILY ROOM
• MOVE-IN READY

Property features AI

Exterior

• Parking: Five parking spaces total; Two-car attached garage; Open parking; Gravel driveway
• Utilities: Public water; Septic tank sewer
• Home design: Double-wide mobile home; Residential property; Residential lease sub-type
• Construction: Stone and vinyl siding exterior; Shingle roof; Crawl space foundation; Built area above grade: 3,184
• Exterior features: Garden; Covered patio/porch; Shed(s); Has view; Lot is level to rolling with secluded areas

Interior

• Kitchen: Dishwasher; Cooktop; Microwave; Refrigerator; Electric water heater
• Bedrooms: One main-level bedroom
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: Two full bathrooms
• Heating & cooling: Heat pump heating; Electric heating; Heat pump cooling; Ceiling fan(s) for cooling
• Interior features: Walk-in closet(s); Eat-in kitchen; Entrance foyer; Ceiling fan(s)
• Laundry & utility: Washer hookup on main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $2k.

Deal economics

• At list price, monthly cash flow is $823 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $2k).
• Cap rate 605.0% vs local median 1.8% in Shady Spring — 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 60/100 on livability (#214 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B+; Watch: amenities F, commute F, health & safety F.
• Raleigh County Schools (rural): math 29% / reading 42% proficiency, ranked #14 of 55 in WV (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Shady Spring Elementary (math 36% / reading 43%, grade F, #108 of 377 statewide, top 33%, 414 students, 0% FRL); Shady Spring Middle School (math 30% / reading 46%, grade F, #25 of 109 statewide, top 23%, 578 students, 0% FRL); Shady Spring High (math 32% / reading 57%, grade F, #11 of 110 statewide, top 11%, 828 students, 0% FRL) — zoned schools average 0% FRL vs 46% district-wide (46 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 3 active listings in the ZIP; 41 units permitted in Raleigh County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $25 of equity ($12 loan paydown + $13 appreciation (0.8% local appreciation)).
• Raleigh County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.8% appreciation + 3.0% rent growth), your $462 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $150 (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,650

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 64.03% ✓
• Cap rate: 605.02%
• Cash-on-cash: 2138.33%
• DSCR: 96.14
• GRM: 0.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.82% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 114.56×
• Total profit: $52,466
• Equity at exit: $548

10-year hold

• IRR: —
• Equity multiple: 246.80×
• Total profit: $113,559
• Equity at exit: $716

Cash invested: $462 (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 25989

• Home prices YoY: 0.8%
• Active inventory: 3
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $1,057 medium
• Mortgage (P&I): −$9
• Tax est. 1.5%: −$2 /mo · $25/yr
• Insurance: −$1
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $823

Break-even live

Break-even rent $14

Max offer price $1,650

Occupancy floor 17%

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: $412
• Closing costs: $50
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-05-31
   days on market $1,650 Active 9 DOM
2. 2026-05-30
   days on market $1,650 Active 8 DOM
3. 2026-05-22
   listed $1,800 Active
4. 2026-05-14
   status Active 826-char remark

   Show marketing remark (826 chars)

   Tucked away on just over four secluded acres, this one-of-a-kind property offers the perfect blend of privacy, space, and endless possibilities. Roof is approximately one year old, this home is move-in ready and built for comfort. Garage lovers and hobbyists will be amazed by the incredible setup two separate garages including a 2-car attached garage, an expansive 9-car detached garage, and an additional work garage, providing over 3000 square feet of total garage space. Inside, the home offers 3 bedrooms with the potential for a 4th, making it ideal for growing families or those needing extra space for an office or guest room. A large family room/game room creates the perfect gathering spot. This property is secluded, spacious, and has several unique features. Located in the desirable Shady Spring school district.

5. 2026-04-15
   historical Active Under Contract 826-char remark

   Show marketing remark (826 chars)

   Tucked away on just over four secluded acres, this one-of-a-kind property offers the perfect blend of privacy, space, and endless possibilities. Roof is approximately one year old, this home is move-in ready and built for comfort. Garage lovers and hobbyists will be amazed by the incredible setup two separate garages including a 2-car attached garage, an expansive 9-car detached garage, and an additional work garage, providing over 3000 square feet of total garage space. Inside, the home offers 3 bedrooms with the potential for a 4th, making it ideal for growing families or those needing extra space for an office or guest room. A large family room/game room creates the perfect gathering spot. This property is secluded, spacious, and has several unique features. Located in the desirable Shady Spring school district.

6. 2026-03-28
   price $269,900 826-char remark

   Show marketing remark (826 chars)

   Tucked away on just over four secluded acres, this one-of-a-kind property offers the perfect blend of privacy, space, and endless possibilities. Roof is approximately one year old, this home is move-in ready and built for comfort. Garage lovers and hobbyists will be amazed by the incredible setup two separate garages including a 2-car attached garage, an expansive 9-car detached garage, and an additional work garage, providing over 3000 square feet of total garage space. Inside, the home offers 3 bedrooms with the potential for a 4th, making it ideal for growing families or those needing extra space for an office or guest room. A large family room/game room creates the perfect gathering spot. This property is secluded, spacious, and has several unique features. Located in the desirable Shady Spring school district.

7. 2026-03-24
   status Active 826-char remark

   Show marketing remark (826 chars)

   Tucked away on just over four secluded acres, this one-of-a-kind property offers the perfect blend of privacy, space, and endless possibilities. Roof is approximately one year old, this home is move-in ready and built for comfort. Garage lovers and hobbyists will be amazed by the incredible setup two separate garages including a 2-car attached garage, an expansive 9-car detached garage, and an additional work garage, providing over 3000 square feet of total garage space. Inside, the home offers 3 bedrooms with the potential for a 4th, making it ideal for growing families or those needing extra space for an office or guest room. A large family room/game room creates the perfect gathering spot. This property is secluded, spacious, and has several unique features. Located in the desirable Shady Spring school district.

8. 2026-03-23
   historical Active Under Contract 826-char remark

   Show marketing remark (826 chars)

   Tucked away on just over four secluded acres, this one-of-a-kind property offers the perfect blend of privacy, space, and endless possibilities. Roof is approximately one year old, this home is move-in ready and built for comfort. Garage lovers and hobbyists will be amazed by the incredible setup two separate garages including a 2-car attached garage, an expansive 9-car detached garage, and an additional work garage, providing over 3000 square feet of total garage space. Inside, the home offers 3 bedrooms with the potential for a 4th, making it ideal for growing families or those needing extra space for an office or guest room. A large family room/game room creates the perfect gathering spot. This property is secluded, spacious, and has several unique features. Located in the desirable Shady Spring school district.

9. 2026-03-08
   status Active 826-char remark

   Show marketing remark (826 chars)

   Tucked away on just over four secluded acres, this one-of-a-kind property offers the perfect blend of privacy, space, and endless possibilities. Roof is approximately one year old, this home is move-in ready and built for comfort. Garage lovers and hobbyists will be amazed by the incredible setup two separate garages including a 2-car attached garage, an expansive 9-car detached garage, and an additional work garage, providing over 3000 square feet of total garage space. Inside, the home offers 3 bedrooms with the potential for a 4th, making it ideal for growing families or those needing extra space for an office or guest room. A large family room/game room creates the perfect gathering spot. This property is secluded, spacious, and has several unique features. Located in the desirable Shady Spring school district.

10. 2026-02-16
    listed $278,000 Active 826-char remark

    Show marketing remark (826 chars)

    Tucked away on just over four secluded acres, this one-of-a-kind property offers the perfect blend of privacy, space, and endless possibilities. Roof is approximately one year old, this home is move-in ready and built for comfort. Garage lovers and hobbyists will be amazed by the incredible setup two separate garages including a 2-car attached garage, an expansive 9-car detached garage, and an additional work garage, providing over 3000 square feet of total garage space. Inside, the home offers 3 bedrooms with the potential for a 4th, making it ideal for growing families or those needing extra space for an office or guest room. A large family room/game room creates the perfect gathering spot. This property is secluded, spacious, and has several unique features. Located in the desirable Shady Spring school district.

11. 2025-06-05
    soldstatus $270,000 Closed 361-char remark

    Show marketing remark (361 chars)

    This unique property is placed in a secluded area on just over 4 acres. Home boast 3 garages, 2 car attached garage, 9 car detached garage, and a work garage with a total of over 5000 sq ft of garage space. New roof was installed 6 months ago. The home is a 3 bedroom, could be 4. Large family room/game room with private hot tub area. This home is a must see.

12. 2025-05-31
    status Pending 361-char remark

    Show marketing remark (361 chars)

    This unique property is placed in a secluded area on just over 4 acres. Home boast 3 garages, 2 car attached garage, 9 car detached garage, and a work garage with a total of over 5000 sq ft of garage space. New roof was installed 6 months ago. The home is a 3 bedroom, could be 4. Large family room/game room with private hot tub area. This home is a must see.

13. 2025-04-12
    historical Active Under Contract 361-char remark

    Show marketing remark (361 chars)

    This unique property is placed in a secluded area on just over 4 acres. Home boast 3 garages, 2 car attached garage, 9 car detached garage, and a work garage with a total of over 5000 sq ft of garage space. New roof was installed 6 months ago. The home is a 3 bedroom, could be 4. Large family room/game room with private hot tub area. This home is a must see.

14. 2024-12-02
    listed $275,000 Active 361-char remark

    Show marketing remark (361 chars)

    This unique property is placed in a secluded area on just over 4 acres. Home boast 3 garages, 2 car attached garage, 9 car detached garage, and a work garage with a total of over 5000 sq ft of garage space. New roof was installed 6 months ago. The home is a 3 bedroom, could be 4. Large family room/game room with private hot tub area. This home is a must see.

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥89°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,678
• − Mortgage interest: −$92
• − Property taxes: −$25
• − Insurance: −$8
• − Repairs & maintenance: −$1,014
• − Management: −$1,014
• − Depreciation: −$48
• Taxable income: $10,476
• Est. tax owed @ 24.0%: −$2,514
• After-tax cash flow: $7,365/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: Raleigh County Schools
• NCES district ID: 5401230
• Math proficiency: 29% ▼ -8.00%
• Reading proficiency: 42% ▼ -3.00%
• Median HH income: $39,828
• Composite: 29.74/100
• National rank: #6445
• State rank: #14 of 55 in WV

Livability — Shady Spring

• Score: 60/100
• State rank: #214
• US rank: #18668

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 441

Population outlook (Raleigh County) Hauer SSP2

• Today (2025): 73,505 people
• By 2030: 70,954 · -3.5%
• By 2040: 66,038 · -10.2%
• By 2050: 61,919 · -15.8%
• By 2075: 51,954 · -29.3%
• By 2100: 39,724 · -46.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Iranian 7%

Political lean MEDSL · Raleigh

• 2024 margin: Solid R (+54.3) · D 22.0% · R 76.3% · Other 1.6%
• 2008→2024 swing: -28.5pp toward R · 2008: -25.9pp · 2024: -54.3pp
• All cycles: 2024: R+54.3 2020: R+50.4 2016: R+52.8 2012: R+44.6 2008: R+25.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.82%
• Current HPI: 109.1567
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-99.3% since first listed

12 events — show timeline

• 2026-05-22 Listed $1,800 BBOR
• 2026-05-14 Relisted — BBOR
• 2026-04-15 Contingent — BBOR
• 2026-03-28 Price Changed $269,900 BBOR
• 2026-03-24 Relisted — BBOR
• 2026-03-23 Contingent — BBOR
• 2026-03-08 Relisted — BBOR
• 2026-02-16 Listed $278,000 BBOR
• 2025-06-05 Sold (MLS) $270,000 BBOR
• 2025-05-31 Pending — BBOR
• 2025-04-12 Contingent — BBOR
• 2024-12-02 Listed $275,000 BBOR

Property tax history

+6.6%/yr

Latest (2025): $749 · +44.1% YoY. Source: county tax records.