158 Hylton Loop Rd · Coal City, WV 25823

$59,000

3 bd · 1.5 ba · 1,456 sqft · SingleFamily public records · 39 Days on market

Built 1970 0.63 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.3/10.0
• Schools +3.0/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Opportunity awaits at 158 Hylton Loop Rd. This 4-bedroom, 1-bath home with a partial basement sits on a nice, mostly flat lot in a desirable school district and offers outstanding potential for investors, flippers, or buyers searching for their next renovation project. Being sold CASH ONLY and AS IS WHERE IS, the property will need a new roof, HVAC system, new plumbing lines, and additional repairs and renovations throughout. New ductwork is already included with the sale. The home currently has no active utilities, and both the electric and gas meters have been removed. Several materials and items are also included, including interior doors, trim, windows, lighting fixtures, ceiling fans,

Key facts

• Partial basement
• New ductwork
• Near burning rock

Tags

• PARTIAL BASEMENT
• MOSTLY FLAT LOT
• DESIRABLE SCHOOL DISTRICT
• NEW DUCTWORK
• NEAR BURNING ROCK
• NEARBY SXS RIDING TRAILS

Property features AI

Exterior

• Parking: Open parking on gravel; no garage
• Utilities: Public water; Septic tank
• Home design: Single-wide mobile home; Residential property
• Construction: Block and vinyl siding construction
• Exterior features: Covered rear porch; Porch; Level lot; Has view; Asphalt roof

Interior

• Bedrooms: 4 main-level bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating (other type); Ceiling fan(s); no central air
• Interior features: Ceiling fans; Insulated windows; Gas water heater
• Laundry & utility: Washer hookup on main level; Basement present (partial, crawl space, unfinished)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $604 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).
• Recommended offer: $57k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#315 in WV) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+; Watch: housing C-, amenities F, commute 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: Coal City Elementary (math 22% / reading 27%, grade F, #287 of 377 statewide, top 85%, 374 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

• Local home prices are declining (-1.5%/yr); year-one equity from $408 of loan paydown is wiped out by about $881 of value loss. Plan a longer hold.
• Raleigh County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.5% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($57k) is reasonable based on typical stale-listing flexibility.

Recommended offer $57,230 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.06% ✓
• Cap rate: 18.58%
• Cash-on-cash: 43.88%
• DSCR: 2.95
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $211,120
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2726 Coal City Rd	0.29mi	4/1.0 (+1)	1,340 (-8%)	17mo	$194,900	$145	52
335 Parker St	0.68mi	3/1.0	1,248 (-14%)	6mo	$176,000	$141	37

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

Projected returns pro-forma

-1.49% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 43.0%
• Equity multiple: 2.98×
• Total profit: $32,718
• Equity at exit: $12,854

10-year hold

• IRR: 47.5%
• Equity multiple: 5.93×
• Total profit: $81,476
• Equity at exit: $12,348

Cash invested: $16,520 (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 25823

• Home prices YoY: -0.7%
• Active inventory: 6
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,218 medium
• Mortgage (P&I): −$309
• Tax from tax record: −$24 /mo · $286/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $604

Break-even live

Break-even rent $453

Max offer price $59,000

Occupancy floor 45%

Sensitivity live

Price	-10% $638	-5% $621	+0% $604	+5% $587	+10% $571
Rent	-10% $508	-5% $556	+0% $604	+5% $652	+10% $700
Rate	-1.0pp $634	-0.5pp $619	base $604	+0.5pp $589	+1.0pp $573

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $59,000 Active 39 DOM
2. 2026-06-18
   days on market $59,000 Active 38 DOM
3. 2026-06-17
   days on market $59,000 Active 37 DOM
4. 2026-06-16
   days on market $59,000 Active 36 DOM
5. 2026-06-15
   days on market $59,000 Active 35 DOM
6. 2026-06-14
   days on market $59,000 Active 33 DOM
7. 2026-06-12
   days on market $59,000 Active 32 DOM
8. 2026-06-09
   days on market $59,000 Active 29 DOM
9. 2026-06-08
   days on market $59,000 Active 28 DOM
10. 2026-06-07
    days on market $59,000 Active 27 DOM
11. 2026-06-03
    days on market $59,000 Active 23 DOM
12. 2026-06-02
    days on market $59,000 Active 22 DOM
13. 2026-06-01
    days on market $59,000 Active 21 DOM
14. 2026-05-31
    days on market $59,000 Active 20 DOM
15. 2026-05-30
    days on market $59,000 Active 19 DOM
16. 2026-05-11
    listed $59,000 Active

ⓘ 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: $286 · $24/mo
• Projected year-2 tax: $348 · $29/mo
• Expected delta: +$63/yr (+$5/mo · 21.9%)

ⓘ 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 3/10 Moderate
• 🌡 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: $14,611
• − Mortgage interest: −$3,305
• − Property taxes: −$286
• − Insurance: −$295
• − Repairs & maintenance: −$1,169
• − Management: −$1,169
• − Depreciation: −$1,716
• Taxable income: $6,672
• Est. tax owed @ 24.0%: −$1,601
• After-tax cash flow: $5,648/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 — Coal City

• Score: 52/100
• State rank: #315
• US rank: #25133

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coal City, WV
• Population (ZIP): 419

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: Slovak 28%

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: ▼ -1.49%
• Current HPI: 208.6663
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-11 Listed $59,000 BBOR

Property tax history

-7.5%/yr

Latest (2025): $286 · +8.2% YoY. Source: county tax records.