1015 Mount Vernon Cir · Barboursville, WV 25504

$83,500

3 bd · 1.0 ba · 1,212 sqft · SingleFamily public records · 269 Days on market

Built 1970 6,098 sqft 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 +27.8/30.0
• DSCR +9.8/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Livability +4.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in ready one story all brick home in Barboursville. This home offers 3 bedrooms & 1 bath with lots of natural light. Nice size living room and large kitchen with dining area and island for extra seating. Deck right off kitchen for entertaining and fenced in yard. Convenient location close to Huntington Mall, grocery stores, restaurants, and interstate. Newer roof and windows. Free trash pickup. Great opportunity, call to see today!

Key facts

• Low traffic street
• 6,098 sq ft lot
• Built 1970

Tags

• LOW TRAFFIC STREET

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $255 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $84k).
• Recommended offer: $73k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 3.6% in Barboursville — 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 82/100 on livability (#8 in WV, #1,207 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute D+.
• Cabell County Schools (urban): math 31% / reading 42% proficiency, ranked #13 of 55 in WV (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 65 active listings in the ZIP; 61 units permitted in Cabell County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $577 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 269 days — a 12% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 6y ago; this cycle's ask has dropped $36k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $73,480 (12.0% below list)

Questions for the listing agent

1. It's been on market 269 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 1970 — 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. 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: 1.33% ✓
• Cap rate: 9.96%
• Cash-on-cash: 13.08%
• DSCR: 1.58
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $203,616
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1051 Mount Vernon Cir	0.09mi	3/2.0	1,300 (+7%)	2mo	$169,000	$130	78
62 River Dr	0.29mi	3/2.0	1,040 (-14%)	0mo	$174,800	$168	58
1017 Mount Vernon Cir	0.01mi	3/1.5	1,054 (-13%)	22mo	$165,000	$157	57
1972 Hash Ridge Rd	0.69mi	3/2.0	1,332 (+10%)	19mo	$270,000	$203	32

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

Projected returns pro-forma

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

5-year hold

• IRR: 3.0%
• Equity multiple: 1.12×
• Total profit: $2,745
• Equity at exit: $12,450

10-year hold

• IRR: 12.6%
• Equity multiple: 2.00×
• Total profit: $23,467
• Equity at exit: $7,220

Cash invested: $23,380 (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 25504

• Home prices YoY: -22.8%
• Active inventory: 65
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,107 medium
• Mortgage (P&I): −$438
• Tax from tax record: −$147 /mo · $1,761/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $255

Break-even live

Break-even rent $784

Max offer price $83,500

Occupancy floor 72%

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: $20,875
• Closing costs: $2,505
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-04-13
   status Pending
2. 2026-04-13
   historical
3. 2026-03-16
   status Active
4. 2026-02-16
   status Active
5. 2026-02-04
   status Pending
6. 2026-01-19
   status Active
7. 2026-01-16
   historical
8. 2025-12-16
   price $83,500
9. 2025-11-25
   status Active
10. 2025-11-20
    historical
11. 2025-10-20
    price $88,500
12. 2025-10-06
    status Active
13. 2025-10-03
    historical
14. 2025-09-03
    price $98,500
15. 2025-08-21
    status Active
16. 2025-08-18
    historical
17. 2025-07-18
    status Active
18. 2025-07-18
    price $104,900
19. 2025-07-18
    historical
20. 2025-06-30
    status Active
21. 2025-06-28
    historical
22. 2025-06-16
    status Active
23. 2025-06-14
    historical
24. 2024-08-26
    listed $119,900 Active
25. 2021-06-16
    soldstatus $106,000 446-char remark

    Show marketing remark (446 chars)

    Move in ready one story all brick home in Barboursville. This home offers 3 bedrooms & 1 bath with lots of natural light. Nice size living room and large kitchen with dining area and island for extra seating. Deck right off kitchen for entertaining and fenced in yard. Convenient location close to Huntington Mall, grocery stores, restaurants, and interstate. Newer roof and windows. Free trash pickup. Great opportunity, call to see today!

26. 2020-10-26
    listed $104,900 446-char remark

    Show marketing remark (446 chars)

    Move in ready one story all brick home in Barboursville. This home offers 3 bedrooms & 1 bath with lots of natural light. Nice size living room and large kitchen with dining area and island for extra seating. Deck right off kitchen for entertaining and fenced in yard. Convenient location close to Huntington Mall, grocery stores, restaurants, and interstate. Newer roof and windows. Free trash pickup. Great opportunity, call to see today!

27. 2008-11-18
    soldstatus $79,900
28. 2007-03-01
    soldstatus $73,500

ⓘ 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: $1,761 · $147/mo
• Projected year-2 tax: $1,761 · $147/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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,281
• − Mortgage interest: −$4,677
• − Property taxes: −$1,761
• − Insurance: −$418
• − Repairs & maintenance: −$1,062
• − Management: −$1,062
• − Depreciation: −$2,429
• Taxable income: $1,871
• Est. tax owed @ 24.0%: −$449
• After-tax cash flow: $2,609/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: Cabell County Schools
• NCES district ID: 5400180
• Math proficiency: 31% ▼ -7.00%
• Reading proficiency: 42% ▼ -6.00%
• Median HH income: $36,426
• Composite: 30.26/100
• National rank: #6285
• State rank: #13 of 55 in WV

Livability — Barboursville

• Score: 82/100
• State rank: #8
• US rank: #1207

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Barboursville, WV
• Population (ZIP): 12,197

Population outlook (Cabell County) Hauer SSP2

• Today (2025): 97,574 people
• By 2030: 98,060 · +0.5%
• By 2040: 98,817 · +1.3%
• By 2050: 100,185 · +2.7%
• By 2075: 105,895 · +8.5%
• By 2100: 105,948 · +8.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 3% Hispanic / Latino 2% Asian 1% Black 1%
• Common ancestry: Italian 2% Serbian 2% Slovak 2%
• Foreign-born: 2% · Canada, Dominican Republic, South Korea
• Languages at home: 96% English-only · Spanish 2% Arabic 1% Other Asian/Pacific 1%

Political lean MEDSL · Cabell

• 2024 margin: Strong R (+21.9) · D 38.0% · R 59.9% · Other 2.0%
• 2008→2024 swing: -11.8pp toward R · 2008: -10.1pp · 2024: -21.9pp
• All cycles: 2024: R+21.9 2020: R+18.0 2016: R+25.5 2012: R+13.9 2008: R+10.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -51.30%
• Current HPI: 173.7565
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+13.6% since first listed

28 events — show timeline

• 2026-04-13 Pending — HBRMLS
• 2026-04-13 Delisted — HBRMLS
• 2026-03-16 Relisted — HBRMLS
• 2026-02-16 Relisted — HBRMLS
• 2026-02-04 Pending — HBRMLS
• 2026-01-19 Relisted — HBRMLS
• 2026-01-16 Delisted — HBRMLS
• 2025-12-16 Price Changed $83,500 HBRMLS
• 2025-11-25 Relisted — HBRMLS
• 2025-11-20 Delisted — HBRMLS
• 2025-10-20 Price Changed $88,500 HBRMLS
• 2025-10-06 Relisted — HBRMLS
• 2025-10-03 Delisted — HBRMLS
• 2025-09-03 Price Changed $98,500 HBRMLS
• 2025-08-21 Relisted — HBRMLS
• 2025-08-18 Delisted — HBRMLS
• 2025-07-18 Relisted — HBRMLS
• 2025-07-18 Price Changed $104,900 HBRMLS
• 2025-07-18 Delisted — HBRMLS
• 2025-06-30 Relisted — HBRMLS
• 2025-06-28 Delisted — HBRMLS
• 2025-06-16 Relisted — HBRMLS
• 2025-06-14 Delisted — HBRMLS
• 2024-08-26 Listed $119,900 HBRMLS
• 2021-06-16 Sold (MLS) $106,000 HBRMLS
• 2020-10-26 Listed $104,900 HBRMLS
• 2008-11-18 Sold (Public Records) $79,900 Public Records
• 2007-03-01 Sold (Public Records) $73,500 Public Records

Property tax history

+1.7%/yr

Latest (2025): $1,761 · +96.8% YoY. Source: county tax records.