112 Tranquil Ct · Dorothy, WV 25140

$119,000

3 bd · 1.0 ba · 1,422 sqft · SingleFamily public records · 308 Days on market

Built 1940 1.28 ac lot Est $104k · 15% over

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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 +24.9/30.0
• Appreciation +9.4/10.0
• DSCR +8.1/10.0
• 1% rule +5.2/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.9/15.0

Listing remarks

CASH BUYERS ONLY ? Welcome to 112 Tranquil Court in Naoma, WV, a charming 1940s brick fixer-upper full of character, warmth, and Appalachian charm. Tucked into a peaceful, nearly private country setting, this property offers space, versatility, and endless potential for the right buyer. This one-story home with a finished attic features 3 bedrooms, 1 bathroom, plus a small potential 4th bedroom ideal for an office, nursery, hobby room, or future second bath. Inside you?ll find multiple living areas, a formal dining room, and a cozy enclosed sunroom perfect for relaxing year-round. A durable metal roof adds peace of mind. Lovingly cared for by the same family for generations, the home offers

Key facts

• Metal roof
• Finished attic
• Two outbuildings

Tags

• METAL ROOF
• FINISHED ATTIC
• ENCLOSED PORCH
• TWO OUTBUILDINGS
• DETACHED GARAGE
• METAL CARPORTS

Property features AI

Exterior

• Parking: Three total parking spaces; Garage; Open parking; Gravel parking / other
• Utilities: Public water; Septic tank
• Home design: Residential property; One and one-half stories
• Construction: Block and brick construction; Metal roof
• Exterior features: Covered porch; Garden; Shed(s); Level, landscaped lot

Interior

• Kitchen: Electric water heater
• Bedrooms: One main-level bedroom
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Electric heating; Propane heating; Baseboard heating; No cooling
• Interior features: Fireplace; Garden view
• Laundry & utility: Washer; Dryer; Washer hookup; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $191 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: Marsh Fork Elementary (math 27% / reading 32%, grade F, #225 of 377 statewide, top 68%, 162 students, 0% FRL); Trap Hill Middle School (math 28% / reading 43%, grade F, #32 of 109 statewide, top 29%, 376 students, 0% FRL); Liberty High School (math 22% / reading 37%, grade F, #69 of 110 statewide, top 71%, 512 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: 5 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 $11k of equity ($823 loan paydown + $10k appreciation (8.8% 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 (8.8% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 308 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $27k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $29k; list at $119k implies a 310% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 308 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.02% ✓
• Cap rate: 8.88%
• Cash-on-cash: 9.26%
• DSCR: 1.41
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $103,806
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
120 Tranquil Ct	0.03mi	2/2.0 (-1)	1,568 (+10%)	6mo	$140,000	$89	67
7518 Coal River Rd	0.71mi	2/1.0 (-1)	1,290 (-9%)	5mo	$75,000	$58	42
420 Old Country Rd	0.72mi	2/1.5 (-1)	1,296 (-9%)	10mo	$95,000	$73	37

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

Projected returns pro-forma

8.82% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.9%
• Equity multiple: 3.03×
• Total profit: $67,504
• Equity at exit: $97,172

10-year hold

• IRR: 23.9%
• Equity multiple: 6.62×
• Total profit: $187,411
• Equity at exit: $199,721

Cash invested: $33,320 (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 25140

• Home prices YoY: 4.7%
• Active inventory: 5
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,220 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$33 /mo · $394/yr
• Insurance: −$50
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $191

Break-even live

Break-even rent $978

Max offer price $119,000

Occupancy floor 79%

Sensitivity live

Price	-10% $258	-5% $224	+0% $191	+5% $157	+10% $123
Rent	-10% $94	-5% $142	+0% $191	+5% $239	+10% $287
Rate	-1.0pp $250	-0.5pp $221	base $191	+0.5pp $160	+1.0pp $128

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $119,000 Active 308 DOM
2. 2026-06-18
   days on market $119,000 Active 307 DOM
3. 2026-06-17
   days on market $119,000 Active 306 DOM
4. 2026-06-16
   days on market $119,000 Active 305 DOM
5. 2026-06-15
   days on market $119,000 Active 304 DOM
6. 2026-06-14
   days on market $119,000 Active 302 DOM
7. 2026-06-12
   days on market $119,000 Active 301 DOM
8. 2026-06-09
   days on market $119,000 Active 298 DOM
9. 2026-06-08
   days on market $119,000 Active 297 DOM
10. 2026-06-07
    days on market $119,000 Active 296 DOM
11. 2026-06-03
    days on market $119,000 Active 292 DOM
12. 2026-06-02
    days on market $119,000 Active 291 DOM
13. 2026-06-01
    days on market $119,000 Active 290 DOM
14. 2026-05-31
    days on market $119,000 Active 289 DOM
15. 2026-05-30
    days on market $119,000 Active 288 DOM
16. 2026-04-01
    price $119,000
17. 2026-01-18
    price $124,900
18. 2025-11-13
    price
19. 2025-11-13
    price $129,900
20. 2025-09-13
    price $139,900
21. 2025-09-12
    listed Active
22. 2025-08-15
    listed $145,900 Active
23. 1975-09-02
    soldstatus $29,000

ⓘ 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: $394 · $33/mo
• Projected year-2 tax: $702 · $59/mo
• Expected delta: +$308/yr (+$26/mo · 78.1%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 9 d/yr ≥97°F today · 25 d/yr by 30 yrs out
• 💨 Wind 1/10 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: $14,635
• − Mortgage interest: −$6,666
• − Property taxes: −$394
• − Insurance: −$1,392
• − Repairs & maintenance: −$1,171
• − Management: −$1,171
• − Depreciation: −$3,462
• Taxable income: $379
• Est. tax owed @ 24.0%: −$91
• After-tax cash flow: $2,196/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 — Dorothy

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• City population: 237
• Population (ZIP): 1,295

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 (99%)
• Race & ethnicity: White 99%
• Common ancestry: Romanian 1%

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: ▲ 8.82%
• Current HPI: 197.8715
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+310.3% since first listed

8 events — show timeline

• 2026-04-01 Price Changed $119,000 BBOR
• 2026-01-18 Price Changed $124,900 BBOR
• 2025-11-13 Price Changed — BBOR
• 2025-11-13 Price Changed $129,900 BBOR
• 2025-09-13 Price Changed $139,900 BBOR
• 2025-09-12 Listed — BBOR
• 2025-08-15 Listed $145,900 BBOR
• 1975-09-02 Sold (Public Records) $29,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $394 · +15.2% YoY. Source: county tax records.