8132 Dingess Ave · Hamlin, WV 25523

$70,000

2 bd · 1.0 ba · 774 sqft · SingleFamily public records · 8 Days on market

Built 1938 7,405 sqft lot Est $68k · at est.

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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 +27.9/30.0
• DSCR +9.9/10.0
• 1% rule +7.1/10.0
• ARV discount +6.3/15.0
• Livability +3.6/5.0
• Appreciation +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

Adorable, well-kept home in the heart of Hamlin! This one story charmer is cozy and full of character, offering 2 bedrooms, 1 bath, and an inviting open living area with a decorative fireplace. You’ll love the dedicated laundry room, carport, storage building, and a beautiful view overlooking town. Conveniently located within walking distance to the elementary and middle schools, with quick access to shopping, dining, medical facilities, and the high school just minutes away. Tenant occupied with minimum 24-hour notice and pre-approval or proof of funds required for showings. Additional photos coming soon!

Key facts

• Decorative fireplace
• One story home
• Storage building

Tags

• ONE STORY HOME
• DECORATIVE FIREPLACE
• DEDICATED LAUNDRY ROOM
• CARPORT
• STORAGE BUILDING
• LARGE LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($847 rent vs $70k).

Location & tenants

• Location reads 72/100 on livability (#52 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Lincoln County Schools (rural): math 17% / reading 28% proficiency, ranked #54 of 55 in WV (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Hamlin Pk-8 (math 24% / reading 29%, grade F, #283 of 377 statewide, top 76%, 434 students, 0% FRL); Lincoln County High School (math 12% / reading 42%, grade F, #79 of 110 statewide, top 78%, 852 students, 0% FRL) — zoned schools average 0% FRL vs 55% district-wide (55 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 9 active listings in the ZIP; 12 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Lincoln County population projected at -23% 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 $20k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $45k; list at $70k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,000

Questions for the listing agent

1. Built in 1938 — 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. 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.
4. 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.
5. 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: 1.21% ✓
• Cap rate: 10.00%
• Cash-on-cash: 13.24%
• DSCR: 1.59
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $68,112
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8132 Dingess Ave	0.00mi	2/1.0	840 (+8%)	0mo	$74,000	$88	85

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 3.2%
• Equity multiple: 1.12×
• Total profit: $2,423
• Equity at exit: $10,437

10-year hold

• IRR: 12.7%
• Equity multiple: 2.01×
• Total profit: $19,818
• Equity at exit: $6,052

Cash invested: $19,600 (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 25523

• Home prices YoY: -3.7%
• Active inventory: 9
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $847 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$57 /mo · $681/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $216

Break-even live

Break-even rent $573

Max offer price $70,000

Occupancy floor 69%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-04-26
   status Pending
2. 2026-04-18
   listed $70,000 Active
3. 2007-05-29
   soldstatus $45,000

ⓘ 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: $681 · $57/mo
• Projected year-2 tax: $681 · $57/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $10,165
• − Mortgage interest: −$3,921
• − Property taxes: −$681
• − Insurance: −$350
• − Repairs & maintenance: −$813
• − Management: −$813
• − Depreciation: −$2,036
• Taxable income: $1,551
• Est. tax owed @ 24.0%: −$372
• After-tax cash flow: $2,223/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: Lincoln County Schools
• NCES district ID: 5400660
• Math proficiency: 17% ▼ -10.00%
• Reading proficiency: 28% ▼ -10.00%
• Median HH income: $34,693
• Composite: 18.48/100
• National rank: #8925
• State rank: #54 of 55 in WV

Livability — Hamlin

• Score: 72/100
• State rank: #52
• US rank: #5990

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hamlin, WV
• Population (ZIP): 2,704

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 20,193 people
• By 2030: 19,294 · -4.5%
• By 2040: 17,358 · -14.0%
• By 2050: 15,464 · -23.4%
• By 2075: 11,491 · -43.1%
• By 2100: 8,039 · -60.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98%
• Common ancestry: Slovak 1%
• Foreign-born: 0%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+62.5) · D 17.8% · R 80.3% · Other 1.9%
• 2008→2024 swing: -53.6pp toward R · 2008: -8.9pp · 2024: -62.5pp
• All cycles: 2024: R+62.5 2020: R+54.9 2016: R+54.7 2012: R+31.6 2008: R+8.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -4.85%
• Current HPI: 127.2681
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+55.6% since first listed

3 events — show timeline

• 2026-04-26 Pending — KVBOR
• 2026-04-18 Listed $70,000 KVBOR
• 2007-05-29 Sold (Public Records) $45,000 Public Records

Property tax history

+0.8%/yr

Latest (2025): $681 · +1.6% YoY. Source: county tax records.