14091 Rocket Boys Dr · War, WV 24892

$40,000

3 bd · 1.5 ba · 1,466 sqft · SingleFamily · 129 Days on market

Built 1910 0.37 ac lot

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0
• Appreciation +2.3/10.0
• Schools +1.6/10.0

Listing remarks MLS

An exceptional investment opportunity near the Hatfield McCoy Warrior Trailhead in War, WV. Property features 3-4 bedrooms with two front doors and 1 back door. Open concept living room area. Spacious back yard. Property has been vacant for several years and needs to be updated.

Key facts

• Minutes from trails
• Stunning scenery
• 0.37 acre lot

Tags

• OPEN-CONCEPT LIVING AREA
• KITCHEN WITH BAR AREA
• VERSATILE 4TH BEDROOM
• OUTDOOR ENTERTAINMENT SPACE
• MINUTES FROM TRAILS
• STUNNING SCENERY

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $151 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 47/100 on livability (#341 in WV) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime D+, amenities F, commute F.
• Mcdowell County Schools (rural): math 14% / reading 28% proficiency, ranked #55 of 55 in WV (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Southside K-8 (math 12% / reading 27%, grade F, #350 of 377 statewide, top 95%, 314 students, 0% FRL) — zoned schools average 0% FRL vs 70% district-wide (70 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 6 active listings in the ZIP; 7 units permitted in McDowell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $277 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• McDowell County population projected at -48% 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 $11k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $35,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 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: 2.81% ✓
• Cap rate: 24.62%
• Cash-on-cash: 65.47%
• DSCR: 3.91
• GRM: 3.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 7.7%
• Equity multiple: 1.30×
• Total profit: $3,409
• Equity at exit: $5,964

10-year hold

• IRR: 17.5%
• Equity multiple: 2.48×
• Total profit: $16,537
• Equity at exit: $3,458

Cash invested: $11,200 (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 24892

• Home prices YoY: -4.3%
• Active inventory: 6
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,123 medium
• Mortgage (P&I): −$210
• Tax est. 1.5%: −$50 /mo · $600/yr
• Insurance: −$17
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $151

Break-even live

Break-even rent $933

Max offer price $40,000

Occupancy floor 82%

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2025-08-07
   status Pending

   Show marketing remark (279 chars)

   An exceptional investment opportunity near the Hatfield McCoy Warrior Trailhead in War, WV. Property features 3-4 bedrooms with two front doors and 1 back door. Open concept living room area. Spacious back yard. Property has been vacant for several years and needs to be updated.

2. 2025-08-07
   historical Active Under Contract 279-char remark

   Show marketing remark (279 chars)

   An exceptional investment opportunity near the Hatfield McCoy Warrior Trailhead in War, WV. Property features 3-4 bedrooms with two front doors and 1 back door. Open concept living room area. Spacious back yard. Property has been vacant for several years and needs to be updated.

3. 2025-06-19
   status Active 279-char remark

   Show marketing remark (279 chars)

   An exceptional investment opportunity near the Hatfield McCoy Warrior Trailhead in War, WV. Property features 3-4 bedrooms with two front doors and 1 back door. Open concept living room area. Spacious back yard. Property has been vacant for several years and needs to be updated.

4. 2025-06-19
   status Active

   Show marketing remark (279 chars)

   An exceptional investment opportunity near the Hatfield McCoy Warrior Trailhead in War, WV. Property features 3-4 bedrooms with two front doors and 1 back door. Open concept living room area. Spacious back yard. Property has been vacant for several years and needs to be updated.

5. 2025-05-23
   historical Active Under Contract

   Show marketing remark (279 chars)

   An exceptional investment opportunity near the Hatfield McCoy Warrior Trailhead in War, WV. Property features 3-4 bedrooms with two front doors and 1 back door. Open concept living room area. Spacious back yard. Property has been vacant for several years and needs to be updated.

6. 2025-05-23
   historical Active Under Contract 279-char remark

   Show marketing remark (279 chars)

   An exceptional investment opportunity near the Hatfield McCoy Warrior Trailhead in War, WV. Property features 3-4 bedrooms with two front doors and 1 back door. Open concept living room area. Spacious back yard. Property has been vacant for several years and needs to be updated.

7. 2025-04-10
   listed $40,000 Active 279-char remark

   Show marketing remark (279 chars)

   An exceptional investment opportunity near the Hatfield McCoy Warrior Trailhead in War, WV. Property features 3-4 bedrooms with two front doors and 1 back door. Open concept living room area. Spacious back yard. Property has been vacant for several years and needs to be updated.

8. 2025-03-31
   listed $40,000 Active

ⓘ 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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 8 d/yr ≥96°F today · 24 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: $13,480
• − Mortgage interest: −$2,241
• − Property taxes: −$600
• − Insurance: −$5,725
• − Repairs & maintenance: −$1,078
• − Management: −$1,078
• − Depreciation: −$1,164
• Taxable income: $1,594
• Est. tax owed @ 24.0%: −$383
• After-tax cash flow: $1,425/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: Mcdowell County Schools
• NCES district ID: 5400810
• Math proficiency: 14% ▼ -8.00%
• Reading proficiency: 28% ▼ -6.00%
• Median HH income: $23,725
• Composite: 16.18/100
• National rank: #9229
• State rank: #55 of 55 in WV

Livability — War

• Score: 47/100
• State rank: #341
• US rank: #26198

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: War, WV
• Population (ZIP): 1,636

Population outlook (McDowell County) Hauer SSP2

• Today (2025): 15,405 people
• By 2030: 13,475 · -12.5%
• By 2040: 10,266 · -33.4%
• By 2050: 7,970 · -48.3%
• By 2075: 5,023 · -67.4%
• By 2100: 3,714 · -75.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Black 2% Two or more races 1%
• Common ancestry: Serbian 2%
• Languages at home: 97% English-only · Spanish 1% French/Haitian/Cajun 1% German/W. Germanic 1%

Political lean MEDSL · McDowell

• 2024 margin: Solid R (+60.4) · D 19.1% · R 79.5% · Other 1.5%
• 2008→2024 swing: -68.9pp toward R · 2008: 8.5pp · 2024: -60.4pp
• All cycles: 2024: R+60.4 2020: R+58.5 2016: R+51.5 2012: R+30.1 2008: D+8.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -5.42%
• Current HPI: 120.5014
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+0.0% since first listed

8 events — show timeline

• 2025-08-07 Pending — SWVAR
• 2025-08-07 Contingent — MTCBOR
• 2025-06-19 Relisted — MTCBOR
• 2025-06-19 Relisted — SWVAR
• 2025-05-23 Contingent — SWVAR
• 2025-05-23 Contingent — MTCBOR
• 2025-04-10 Listed $40,000 MTCBOR
• 2025-03-31 Listed $40,000 SWVAR