110 Jefferson St · Crab Orchard, WV 25827

$134,900

3 bd · 2.0 ba · 1,792 sqft · Manufactured · 48 Days on market

Built 2000 1.39 ac lot

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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 +15.6/30.0
• ARV discount +7.5/15.0
• Appreciation +5.6/10.0
• DSCR +4.8/10.0
• 1% rule +4.3/10.0
• Schools +3.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Lots of potential with this 2000-model doublewide situated on over an acre of land! Offering a great opportunity for updates and personalization to make it your own, this home is ready for its next owner to bring their vision to life. Inside, you'll find a manufactured home-approved wood-burning fireplace, adding warmth and charm to the living space. Outside, the property features two outbuildings, providing excellent space for storage. Conveniently located in a desirable area, you'll enjoy the privacy of a more spacious setting while still being just minutes from town and everyday amenities. Properties in locations like this with this much acreage don't come along often. Schedule your show

Key facts

• Two outbuildings
• Over an acre
• 1.39 acre lot

Tags

• WOOD BURNING FIREPLACE
• TWO OUTBUILDINGS
• OVER AN ACRE

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Double wide mobile home
• Construction: Stone and vinyl siding exterior; Metal roof; Crawl space foundation; Built area above grade: 1,792 square feet
• Exterior features: Deck; Shed(s); Has a view; Rolling topography and lot with rolling slope

Interior

• Kitchen: Dishwasher; Cooktop; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms on the main level
• Flooring: Ceramic tile; Hardwood; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Heat pump; Electric heating; Wood heating; Ceiling fans
• Interior features: Walk-in closets; Eat-in kitchen; Kitchen island; High ceilings; Ceiling fans; Fireplace
• Laundry & utility: Main-level laundry; Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $58 ($693/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (7.1% below list).
• Recommended offer: $125k (7.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#241 in WV) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment 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: Ridgeview Elementary (math 42% / reading 47%, grade F, #71 of 377 statewide, top 22%, 420 students, 0% FRL); Independence Middle School (math 33% / reading 52%, grade D-, #13 of 109 statewide, top 13%, 477 students, 0% FRL); Independence High School (math 12% / reading 37%, grade F, #91 of 110 statewide, top 85%, 572 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: 6 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 $3k of equity ($933 loan paydown + $2k appreciation (1.2% 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 (1.2% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $10k; list at $135k implies a 1249% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $125,323 (7.1% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
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. 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?
5. 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.
6. 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.
7. 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: 0.93% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.84%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.9%
• Equity multiple: 1.20×
• Total profit: $7,518
• Equity at exit: $47,431

10-year hold

• IRR: 8.2%
• Equity multiple: 2.01×
• Total profit: $38,303
• Equity at exit: $64,111

Cash invested: $37,772 (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 25827

• Home prices YoY: 0.6%
• Active inventory: 6
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,253 medium
• Mortgage (P&I): −$707
• Tax est. 1.5%: −$169 /mo · $2,024/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $58

Break-even live

Break-even rent $1,180

Max offer price $134,900

Occupancy floor 90%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $134,900 Active 48 DOM
2. 2026-06-18
   days on market $134,900 Active 47 DOM
3. 2026-06-17
   days on market $134,900 Active 46 DOM
4. 2026-06-16
   days on market $134,900 Active 45 DOM
5. 2026-06-15
   days on market $134,900 Active 44 DOM
6. 2026-06-14
   days on market $134,900 Active 42 DOM
7. 2026-06-12
   days on market $134,900 Active 41 DOM
8. 2026-06-09
   days on market $134,900 Active 38 DOM
9. 2026-06-08
   days on market $134,900 Active 37 DOM
10. 2026-06-07
    days on market $134,900 Active 36 DOM
11. 2026-06-03
    days on market $134,900 Active 32 DOM
12. 2026-06-02
    days on market $134,900 Active 31 DOM
13. 2026-06-01
    days on market $134,900 Active 30 DOM
14. 2026-05-31
    days on market $134,900 Active 29 DOM
15. 2026-05-30
    days on market $134,900 Active 28 DOM
16. 2026-05-02
    listed $139,900 Active
17. 2000-03-30
    soldstatus $10,000

ⓘ 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 ≥91°F today · 20 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: $15,039
• − Mortgage interest: −$7,556
• − Property taxes: −$2,024
• − Insurance: −$674
• − Repairs & maintenance: −$1,203
• − Management: −$1,203
• − Depreciation: −$3,924
• Taxable loss: −$1,546
• Est. tax savings @ 24.0%: +$371
• After-tax cash flow: $1,065/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 — Crab Orchard

• Score: 58/100
• State rank: #241
• US rank: #20846

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

• Census place: Crab Orchard, WV
• Population (ZIP): 1,851

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 1% Slovak 1% Romanian 1%
• Languages at home: 98% English-only · Spanish 2%

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: ▲ 1.20%
• Current HPI: 212.1421
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+1299.0% since first listed

2 events — show timeline

• 2026-05-02 Listed $139,900 BBOR
• 2000-03-30 Sold (Public Records) $10,000 Public Records

Property tax history

-6.8%/yr

Latest (2025): $243 · +17.4% YoY. Source: county tax records.