16298 Deepwater Mountain Rd · Deep Water, WV 25057

$75,500

3 bd · 1.0 ba · 1,392 sqft · SingleFamily · 180 Days on market

Built 1910 0.50 ac lot Est $116k · 35% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• Appreciation +5.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

2 bedroom home with potential. Plumbing system did not hold positive air pressure at time of winterization. PROPERTY WAS BUILT PRIOR TO 1978 & LEAD BASED PAINT POTENTIALLY EXISTS. AGENTS SEE ATTACHMENTS BEFORE ATTEMPTING TO SHOW. Due to the condition, the property may have health/safety risk(s). Prior to entry / access, all parties must sign a Hold Harmless Agreement and the property may only be shown by appointment. Also includes 03-037K-0082-0001-0000 & 03/037K-0083-0000-0000

Key facts

• Large yard
• River access
• Peaceful retreat

Tags

• TRIPLE LOT
• MOUNTAIN SCENERY
• LARGE YARD
• RIVER ACCESS
• PEACEFUL RETREAT

Property features AI

Exterior

• Parking: Parking pad
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; 1 story
• Construction: Aluminum siding; Metal roof
• Exterior features: Deck; Porch; Fenced yard; Outdoor pool

Interior

• Kitchen: Gas Range; Microwave; Refrigerator
• Bedrooms: 5 total rooms
• Flooring: Carpet; Hardwood; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating and cooling
• Interior features: Eat-in kitchen; Insulated windows; Partial basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $76k.

Deal economics

• At list price, monthly cash flow is $292 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $76k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#293 in WV) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D+, amenities F, commute F.
• Fayette County Schools (suburban): math 17% / reading 31% proficiency, ranked #51 of 55 in WV (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Valley Pk-8 (math 13%, 530 students, 0% FRL); Oak Hill High (math 17% / reading 42%, grade F, #69 of 110 statewide, top 71%, 1,164 students, 0% FRL) — zoned schools average 0% FRL vs 54% district-wide (54 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 1 active listings in the ZIP; 26 units permitted in Fayette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($522 loan paydown + $2k appreciation (3.0% local appreciation)).
• Fayette 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 $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 180 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $17k; list at $76k implies a 344% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 180 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 1910 — 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. 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?
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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.
9. 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.
10. 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: 1.46% ✓
• Cap rate: 11.82%
• Cash-on-cash: 19.75%
• DSCR: 1.88
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $115,536
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16298 Deepwater Mountain Rd	0.01mi	2/1.0 (-1)	1,459 (+5%)	15mo	$34,000	$23	74
41 Begonia Ln	0.71mi	3/1.5	1,268 (-9%)	16mo	$105,000	$83	37

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: 23.1%
• Equity multiple: 2.31×
• Total profit: $27,765
• Equity at exit: $33,948

10-year hold

• IRR: 24.1%
• Equity multiple: 4.45×
• Total profit: $72,829
• Equity at exit: $52,318

Cash invested: $21,140 (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 25057

• Active inventory: 1
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,101 medium
• Mortgage (P&I): −$396
• Tax est. 1.5%: −$94 /mo · $1,132/yr
• Insurance: −$31
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $292

Break-even live

Break-even rent $731

Max offer price $75,500

Occupancy floor 68%

Sensitivity live

Price	-10% $345	-5% $318	+0% $292	+5% $266	+10% $240
Rent	-10% $205	-5% $249	+0% $292	+5% $336	+10% $379
Rate	-1.0pp $330	-0.5pp $312	base $292	+0.5pp $273	+1.0pp $253

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: $18,875
• Closing costs: $2,265
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2025-12-30
   price $75,500
2. 2025-11-25
   listed $85,000 Active
3. 2025-09-15
   price $98,000
4. 2025-08-08
   price $99,000
5. 2025-05-28
   listed $125,000 Active
6. 2022-07-29
   soldstatus $17,000 494-char remark

   Show marketing remark (494 chars)

   2 bedroom home with potential. Plumbing system did not hold positive air pressure at time of winterization. PROPERTY WAS BUILT PRIOR TO 1978 & LEAD BASED PAINT POTENTIALLY EXISTS. AGENTS SEE ATTACHMENTS BEFORE ATTEMPTING TO SHOW. Due to the condition, the property may have health/safety risk(s). Prior to entry / access, all parties must sign a Hold Harmless Agreement and the property may only be shown by appointment. Also includes 03-037K-0082-0001-0000 & 03/037K-0083-0000-0000

7. 2022-04-18
   listed $19,900 494-char remark

   Show marketing remark (494 chars)

   2 bedroom home with potential. Plumbing system did not hold positive air pressure at time of winterization. PROPERTY WAS BUILT PRIOR TO 1978 & LEAD BASED PAINT POTENTIALLY EXISTS. AGENTS SEE ATTACHMENTS BEFORE ATTEMPTING TO SHOW. Due to the condition, the property may have health/safety risk(s). Prior to entry / access, all parties must sign a Hold Harmless Agreement and the property may only be shown by appointment. Also includes 03-037K-0082-0001-0000 & 03/037K-0083-0000-0000

ⓘ 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 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 19 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: $13,210
• − Mortgage interest: −$4,229
• − Property taxes: −$1,132
• − Insurance: −$1,044
• − Repairs & maintenance: −$1,057
• − Management: −$1,057
• − Depreciation: −$2,196
• Taxable income: $2,494
• Est. tax owed @ 24.0%: −$599
• After-tax cash flow: $2,909/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: Fayette County Schools
• NCES district ID: 5400300
• Math proficiency: 17% ▼ -12.00%
• Reading proficiency: 31% ▼ -4.00%
• Median HH income: $35,293
• Composite: 19.77/100
• National rank: #8706
• State rank: #51 of 55 in WV

Livability — Deep Water

• Score: 54/100
• State rank: #293
• US rank: #24140

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Deep Water, WV
• Population (ZIP): 75

Population outlook (Fayette County) Hauer SSP2

• Today (2025): 41,745 people
• By 2030: 39,758 · -4.8%
• By 2040: 35,751 · -14.4%
• By 2050: 32,223 · -22.8%
• By 2075: 24,307 · -41.8%
• By 2100: 16,671 · -60.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%

Political lean MEDSL · Fayette

• 2024 margin: Solid R (+41.8) · D 28.1% · R 69.8% · Other 2.1%
• 2008→2024 swing: -39.0pp toward R · 2008: -2.7pp · 2024: -41.8pp
• All cycles: 2024: R+41.8 2020: R+38.6 2016: R+39.6 2012: R+21.0 2008: R+2.7

Not yet ingested

• Civics: —

Market trends

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

Price history

+279.4% since first listed

7 events — show timeline

• 2025-12-30 Price Changed $75,500 KVBOR
• 2025-11-25 Listed $85,000 KVBOR
• 2025-09-15 Price Changed $98,000 KVBOR
• 2025-08-08 Price Changed $99,000 KVBOR
• 2025-05-28 Listed $125,000 KVBOR
• 2022-07-29 Sold (MLS) $17,000 KVBOR
• 2022-04-18 Listed $19,900 KVBOR