22 Mudd Hole Rd · White Sulphur Springs, WV 24941

$76,000

3 bd · 1.0 ba · 880 sqft · Manufactured · 3 Days on market

Built 1973

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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 +28.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Appreciation +6.2/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Are you looking for a camp near Moncove Lake in beautiful Monroe County WV? This may be it. This Spacious older manufactured home offers an open floor plan 3 bedrooms and 1 bath. It is located on a semi private one acre lot of land and also comes with a small little cabin in the back. Located just minutes to Moncove lake and 15 minutes to Union. Both the cabin and the main home need to be finished, a lot of the work has been done, but some work still needs done to make it complete. Sold as is where is. Some furniture conveys and cabin outback could be a potential weekend rental once finished.

Key facts

• Adu for guests
• Swimming pool
• West virginia camp

Tags

• WEST VIRGINIA CAMP
• MONCOVE LAKE STATE PARK
• SWIMMING POOL
• LAKE PERFECT FOR FISHING
• ADDITIONAL LIVING UNIT
• ADU FOR GUESTS

Property features AI

Exterior

• Utilities: Well water; Propane
• Home design: Residential property; Approximately 880 total interior square feet; Entry on main level
• Construction: Wood and metal roof; Pillar/post/pier foundation; Built on a 0.98-acre lot
• Exterior features: Property has a view

Interior

• Kitchen: Refrigerator; Oven
• Flooring: Carpet; Vinyl; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Radiant heating; Window air conditioning units; Ceiling fans
• Interior features: Ceiling fans; Laminate counters; Window treatments; Wood-burning stove

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $238 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($966 rent vs $76k).

Location & tenants

• Location reads 63/100 on livability (#175 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: schools F, amenities F, commute F.
• Monroe County Schools (rural): math 27% / reading 35% proficiency, ranked #29 of 55 in WV (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 13 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($525 loan paydown + $2k appreciation (2.3% local appreciation)).
• Monroe County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.3% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $12k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $76,000

Questions for the listing agent

1. Built in 1973 — 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. 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?
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: 1.27% ✓
• Cap rate: 10.04%
• Cash-on-cash: 13.40%
• DSCR: 1.60
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.32% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.5%
• Equity multiple: 2.02×
• Total profit: $21,600
• Equity at exit: $31,301

10-year hold

• IRR: 20.4%
• Equity multiple: 3.78×
• Total profit: $59,174
• Equity at exit: $46,115

Cash invested: $21,280 (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 24941

• Home prices YoY: 1.4%
• Active inventory: 13
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $966 medium
• Mortgage (P&I): −$399
• Tax est. 1.5%: −$95 /mo · $1,140/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $238

Break-even live

Break-even rent $665

Max offer price $76,000

Occupancy floor 70%

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: $19,000
• Closing costs: $2,280
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $76,000 Active 3 DOM
2. 2026-06-17
   days on market $76,000 Active 2 DOM
3. 2026-06-16
   remarks 699-char remark
4. 2026-06-16
   days on marketlisting id $76,000 Active 1 DOM
5. 2026-06-15
   days on market $76,000 Active 318 DOM
6. 2026-06-15
   days on market $76,000 Active 317 DOM
7. 2026-06-13
   days on market $76,000 Active 316 DOM
8. 2026-06-09
   days on market $76,000 Active 312 DOM
9. 2026-06-08
   days on market $76,000 Active 311 DOM
10. 2026-06-08
    days on market $76,000 Active 310 DOM
11. 2026-06-07
    days on market $76,000 Active 309 DOM
12. 2026-06-04
    days on market $76,000 Active 307 DOM
13. 2026-06-03
    days on market $76,000 Active 306 DOM
14. 2026-06-02
    days on market $76,000 Active 305 DOM
15. 2026-06-01
    days on market $76,000 Active 304 DOM
16. 2026-05-31
    days on market $76,000 Active 303 DOM
17. 2026-02-26
    status Active
18. 2026-01-19
    status Pending
19. 2025-11-25
    price $79,000
20. 2025-08-22
    price $82,500
21. 2025-07-09
    status Active
22. 2025-06-30
    historical Active Under Contract
23. 2025-06-25
    listed $87,500 Active
24. 2024-09-16
    soldstatus 599-char remark

    Show marketing remark (599 chars)

    Are you looking for a camp near Moncove Lake in beautiful Monroe County WV? This may be it. This Spacious older manufactured home offers an open floor plan 3 bedrooms and 1 bath. It is located on a semi private one acre lot of land and also comes with a small little cabin in the back. Located just minutes to Moncove lake and 15 minutes to Union. Both the cabin and the main home need to be finished, a lot of the work has been done, but some work still needs done to make it complete. Sold as is where is. Some furniture conveys and cabin outback could be a potential weekend rental once finished.

25. 2024-02-29
    listed $55,000 599-char remark

    Show marketing remark (599 chars)

    Are you looking for a camp near Moncove Lake in beautiful Monroe County WV? This may be it. This Spacious older manufactured home offers an open floor plan 3 bedrooms and 1 bath. It is located on a semi private one acre lot of land and also comes with a small little cabin in the back. Located just minutes to Moncove lake and 15 minutes to Union. Both the cabin and the main home need to be finished, a lot of the work has been done, but some work still needs done to make it complete. Sold as is where is. Some furniture conveys and cabin outback could be a potential weekend rental once finished.

26. 2022-05-18
    soldstatus 341-char remark

    Show marketing remark (341 chars)

    Moncove Lake Vacation Lot - one acre with a dwelling and outbuilding. The house may not be inhabitable but the outbuilding is nice. Well taps into a high quality water source. Septic and electric. Being sold ''as is''. 15 minute drive to downtown Union, WV. With 250 acres of recreation area across the road this property is waiting for you!

27. 2022-03-31
    listed $29,900 341-char remark

    Show marketing remark (341 chars)

    Moncove Lake Vacation Lot - one acre with a dwelling and outbuilding. The house may not be inhabitable but the outbuilding is nice. Well taps into a high quality water source. Septic and electric. Being sold ''as is''. 15 minute drive to downtown Union, WV. With 250 acres of recreation area across the road this property is waiting for you!

ⓘ 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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,586
• − Mortgage interest: −$4,257
• − Property taxes: −$1,140
• − Insurance: −$380
• − Repairs & maintenance: −$927
• − Management: −$927
• − Depreciation: −$2,211
• Taxable income: $1,744
• Est. tax owed @ 24.0%: −$419
• After-tax cash flow: $2,432/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: Monroe County Schools
• NCES district ID: 5400960
• Math proficiency: 27% ▼ -9.00%
• Reading proficiency: 35% ▼ -8.00%
• Median HH income: $37,855
• Composite: 25.85/100
• National rank: #7351
• State rank: #29 of 55 in WV

Livability — White Sulphur Springs

• Score: 63/100
• State rank: #175
• US rank: #16012

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,077

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 13,411 people
• By 2030: 13,266 · -1.1%
• By 2040: 12,829 · -4.3%
• By 2050: 12,174 · -9.2%
• By 2075: 10,395 · -22.5%
• By 2100: 7,805 · -41.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Black 8% Two or more races 2%
• Common ancestry: Romanian 5% Scotch-Irish 1%
• Foreign-born: 0%

Political lean MEDSL · Monroe

• 2024 margin: Solid R (+61.8) · D 18.1% · R 79.9% · Other 1.9%
• 2008→2024 swing: -37.0pp toward R · 2008: -24.8pp · 2024: -61.8pp
• All cycles: 2024: R+61.8 2020: R+57.4 2016: R+57.3 2012: R+41.3 2008: R+24.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.32%
• Current HPI: 168.7832
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+164.2% since first listed

11 events — show timeline

• 2026-02-26 Relisted — GVBOR
• 2026-01-19 Pending — GVBOR
• 2025-11-25 Price Changed $79,000 GVBOR
• 2025-08-22 Price Changed $82,500 GVBOR
• 2025-07-09 Relisted — GVBOR
• 2025-06-30 Contingent — GVBOR
• 2025-06-25 Listed $87,500 GVBOR
• 2024-09-16 Sold (MLS) — GVBOR
• 2024-02-29 Listed $55,000 GVBOR
• 2022-05-18 Sold (MLS) — GVBOR
• 2022-03-31 Listed $29,900 GVBOR