3 bd · 1.0 ba ·
1,212 sqft ·
Built 1970
· SingleFamily
· Pending
· 269 DOM
Cashflow @ list (25.0% down · 7.5%)
Estimated rent
$1,107/mo
Mortgage (P&I)
−$438
Tax + insurance
−$182
HOA
−$0
Vac / Maint / Mgmt
−$232
Net cashflow
$255/mo
Annual
$3,058/yr
Cap rate
9.96%
Cash-on-cash
13.08%
DSCR
1.58
1% rule
1.33%
Cash to close
$23,380
Investor read
This is a 3-bed/1.0-bath single-family listed at $84k.
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).
It's been on market 269 days — a 12% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
Recommended offer: $73k (12.0% below list) — sets the bar for market timing.
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.
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).
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.
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.
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.
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.
Questions for listing agent
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?
Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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.
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.
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.
CashFlowRE · CFR-V51P9XCFJB00T1
· Data 3 weeks agocashflowre.app · 2026-05-29