2920 Mcclellan Hwy · Harts, WV 25557

$59,900

3 bd · 2.0 ba · 1,200 sqft · Manufactured · 154 Days on market

Built 1985 0.72 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 +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

Doublewide home situated on nearly an acre with direct frontage on the Guyandotte River in Ranger, WV. The existing home offers potential for renovation or remodeling and features a metal roof and central heat and air. The property includes flat, usable land suitable for a garden, yard expansion, or future development, including placement of a new modular or mobile home. Multiple use possibilities: remodel, replace, or build new. See photos for the rest of the story. ..

Key facts

• Future development
• Flat usable land
• Yard expansion

Tags

• FLAT USABLE LAND
• SUITABLE FOR A GARDEN
• YARD EXPANSION
• FUTURE DEVELOPMENT

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water
• Home design: Single-story manufactured home (double wide)
• Construction: Vinyl siding; Metal roof
• Exterior features: Front porch; Level, sloped and wooded lot; Has a view

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $397 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 50/100 on livability (#329 in WV) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime D+, amenities F, commute F.
• Lincoln County Schools (rural): math 17% / reading 28% proficiency, ranked #54 of 55 in WV (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Ranger Elementary (math 15% / reading 24%, grade F, #341 of 377 statewide, top 93%, 76 students, 0% FRL); Guyan Valley Middle (math 9% / reading 28%, grade F, #107 of 109 statewide, top 98%, 235 students, 0% FRL); Lincoln County High School (math 12% / reading 42%, grade F, #79 of 110 statewide, top 78%, 852 students, 0% FRL) — zoned schools average 0% FRL vs 55% district-wide (55 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 3 active listings in the ZIP; 12 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Lincoln County population projected at -23% 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 $17k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Recommended offer $52,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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: 1.71% ✓
• Cap rate: 14.24%
• Cash-on-cash: 28.37%
• DSCR: 2.26
• GRM: 4.9

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: 22.6%
• Equity multiple: 1.93×
• Total profit: $15,567
• Equity at exit: $8,931

10-year hold

• IRR: 30.6%
• Equity multiple: 3.75×
• Total profit: $46,141
• Equity at exit: $5,179

Cash invested: $16,772 (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 25557

• Home prices YoY: -3.5%
• Active inventory: 3
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,026 medium
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $397

Break-even live

Break-even rent $524

Max offer price $59,900

Occupancy floor 56%

Sensitivity live

Price	-10% $438	-5% $417	+0% $397	+5% $376	+10% $355
Rent	-10% $316	-5% $356	+0% $397	+5% $437	+10% $478
Rate	-1.0pp $427	-0.5pp $412	base $397	+0.5pp $381	+1.0pp $365

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-19
   days on market $59,900 Active 154 DOM
2. 2026-06-18
   days on market $59,900 Active 153 DOM
3. 2026-06-17
   days on market $59,900 Active 152 DOM
4. 2026-06-16
   days on market $59,900 Active 151 DOM
5. 2026-06-15
   days on market $59,900 Active 150 DOM
6. 2026-06-14
   days on market $59,900 Active 148 DOM
7. 2026-06-12
   days on market $59,900 Active 147 DOM
8. 2026-06-09
   days on market $59,900 Active 144 DOM
9. 2026-06-08
   days on market $59,900 Active 143 DOM
10. 2026-06-07
    days on market $59,900 Active 142 DOM
11. 2026-06-02
    days on market $59,900 Active 137 DOM
12. 2026-06-01
    days on market $59,900 Active 136 DOM
13. 2026-05-31
    days on market $59,900 Active 135 DOM
14. 2026-05-30
    days on market $59,900 Active 134 DOM
15. 2026-01-14
    listed $59,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $12,312
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$985
• − Management: −$985
• − Depreciation: −$1,743
• Taxable income: $4,046
• Est. tax owed @ 24.0%: −$971
• After-tax cash flow: $3,788/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: Lincoln County Schools
• NCES district ID: 5400660
• Math proficiency: 17% ▼ -10.00%
• Reading proficiency: 28% ▼ -10.00%
• Median HH income: $34,693
• Composite: 18.48/100
• National rank: #8925
• State rank: #54 of 55 in WV

Livability — Harts

• Score: 50/100
• State rank: #329
• US rank: #25737

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 2,373
• Population (ZIP): 1,402

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 20,193 people
• By 2030: 19,294 · -4.5%
• By 2040: 17,358 · -14.0%
• By 2050: 15,464 · -23.4%
• By 2075: 11,491 · -43.1%
• By 2100: 8,039 · -60.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Slovak 4%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+62.5) · D 17.8% · R 80.3% · Other 1.9%
• 2008→2024 swing: -53.6pp toward R · 2008: -8.9pp · 2024: -62.5pp
• All cycles: 2024: R+62.5 2020: R+54.9 2016: R+54.7 2012: R+31.6 2008: R+8.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -4.49%
• Current HPI: 125.2538
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-01-14 Listed $59,900 HBRMLS