209 5th Ave · Hinton, WV 25951

$89,000

4 bd · 2.0 ba · 1,862 sqft · SingleFamily public records · 189 Days on market

Built 1886 $48/sqft · 48% below area Est $87k · at est. ↓ 23% since listing

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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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Appreciation +6.8/10.0
• ARV discount +6.6/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

4-Bedroom, 2 Full Bath Home in the Heart of Hinton, WV. World Class outdoor recreation out your fingertips! Whether you're a first-time homebuyer ready to plant roots or investor looking to expand your portfolio, this property is a smart move. This is a 4-bedroom, 2 full bathroom home which could be easily converted to a duplex and offers the perfect blend of comfort, value, and potential.

Key facts

• Built 1886
• Listed 189 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $427 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 2.6% in Hinton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 62/100 on livability (#188 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.
• Summers County Schools (town): math 18% / reading 32% proficiency, ranked #49 of 55 in WV (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 53 active listings in the ZIP; 19 units permitted in Summers County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($615 loan paydown + $3k appreciation (3.7% local appreciation)).
• Summers County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.7% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 189 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1886 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 9→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 189 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 1886 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.39% ✓
• Cap rate: 12.05%
• Cash-on-cash: 20.55%
• DSCR: 1.91
• GRM: 6.0

CMA / ARV

• ARV (median comp): $87,320
• List price: $89,000
• Delta: 1.92%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
211 4th Ave	0.07mi	4/1.5	1,970 (+6%)	14mo	$145,000	$74	74
506 Ballengee St	0.13mi	3/2.0 (-1)	1,893 (+2%)	23mo	$48,000	$25	68

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

Projected returns pro-forma

3.7% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.2%
• Equity multiple: 2.65×
• Total profit: $41,197
• Equity at exit: $43,548

10-year hold

• IRR: 28.1%
• Equity multiple: 5.20×
• Total profit: $104,568
• Equity at exit: $69,997

Cash invested: $24,920 (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 25951

• Home prices YoY: 1.8%
• Active inventory: 53
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,240 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$49 /mo · $588/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $427

Break-even live

Break-even rent $700

Max offer price $89,000

Occupancy floor 61%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $89,000 Active 189 DOM
2. 2026-06-17
   days on market $89,000 Active 188 DOM
3. 2026-06-16
   days on market $89,000 Active 187 DOM
4. 2026-06-15
   days on market $89,000 Active 186 DOM
5. 2026-06-15
   days on market $89,000 Active 185 DOM
6. 2026-06-13
   days on market $89,000 Active 184 DOM
7. 2026-06-12
   days on market $89,000 Active 183 DOM
8. 2026-06-09
   days on market $89,000 Active 180 DOM
9. 2026-06-08
   days on market $89,000 Active 179 DOM
10. 2026-06-08
    days on market $89,000 Active 178 DOM
11. 2026-06-07
    days on market $89,000 Active 177 DOM
12. 2026-06-04
    days on market $89,000 Active 175 DOM
13. 2026-06-03
    days on market $89,000 Active 174 DOM
14. 2026-06-02
    days on market $89,000 Active 173 DOM
15. 2026-06-01
    days on market $89,000 Active 172 DOM
16. 2026-05-31
    days on market $89,000 Active 171 DOM
17. 2026-05-16
    price $89,000 395-char remark

    Show marketing remark (395 chars)

    4-Bedroom, 2 Full Bath Home in the Heart of Hinton, WV. World Class outdoor recreation out your fingertips! Whether you're a first-time homebuyer ready to plant roots or investor looking to expand your portfolio, this property is a smart move. This is a 4-bedroom, 2 full bathroom home which could be easily converted to a duplex and offers the perfect blend of comfort, value, and potential.

18. 2026-01-19
    price $99,000 395-char remark

    Show marketing remark (395 chars)

    4-Bedroom, 2 Full Bath Home in the Heart of Hinton, WV. World Class outdoor recreation out your fingertips! Whether you're a first-time homebuyer ready to plant roots or investor looking to expand your portfolio, this property is a smart move. This is a 4-bedroom, 2 full bathroom home which could be easily converted to a duplex and offers the perfect blend of comfort, value, and potential.

19. 2025-12-11
    listed $115,000 Active 395-char remark

    Show marketing remark (395 chars)

    4-Bedroom, 2 Full Bath Home in the Heart of Hinton, WV. World Class outdoor recreation out your fingertips! Whether you're a first-time homebuyer ready to plant roots or investor looking to expand your portfolio, this property is a smart move. This is a 4-bedroom, 2 full bathroom home which could be easily converted to a duplex and offers the perfect blend of comfort, value, and potential.

ⓘ 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: $588 · $49/mo
• Projected year-2 tax: $588 · $49/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 9 d/yr ≥93°F today · 25 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: $14,879
• − Mortgage interest: −$4,985
• − Property taxes: −$588
• − Insurance: −$445
• − Repairs & maintenance: −$1,190
• − Management: −$1,190
• − Depreciation: −$2,589
• Taxable income: $3,891
• Est. tax owed @ 24.0%: −$934
• After-tax cash flow: $4,187/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: Summers County Schools
• NCES district ID: 5401350
• Math proficiency: 18% ▼ -8.00%
• Reading proficiency: 32% ▼ -4.00%
• Median HH income: $33,089
• Composite: 20.39/100
• National rank: #8593
• State rank: #49 of 55 in WV

Livability — Hinton

• Score: 62/100
• State rank: #188
• US rank: #17062

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hinton, WV
• Population (ZIP): 5,286

Population outlook (Summers County) Hauer SSP2

• Today (2025): 11,605 people
• By 2030: 10,904 · -6.0%
• By 2040: 9,658 · -16.8%
• By 2050: 8,619 · -25.7%
• By 2075: 6,920 · -40.4%
• By 2100: 5,819 · -49.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Black 7% Two or more races 2%
• Common ancestry: Slovak 4% Serbian 2% Iranian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Summers

• 2024 margin: Solid R (+51.4) · D 23.3% · R 74.7% · Other 2.0%
• 2008→2024 swing: -40.1pp toward R · 2008: -11.3pp · 2024: -51.4pp
• All cycles: 2024: R+51.4 2020: R+47.0 2016: R+46.6 2012: R+28.8 2008: R+11.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.70%
• Current HPI: 211.4453
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-22.6% since first listed

3 events — show timeline

• 2026-05-16 Price Changed $89,000 GVBOR
• 2026-01-19 Price Changed $99,000 GVBOR
• 2025-12-11 Listed $115,000 GVBOR

Property tax history

+1.5%/yr

Latest (2025): $588 · +7.8% YoY. Source: county tax records.