641 Sugar Valley Rd · Friendly, WV 26146

$10,000

2 bd · 1.0 ba · 651 sqft · Other public records · 1 Days on market

Built 1989 0.92 ac lot

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Why this score? — see what drove the C- 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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +7.3/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Tucked along the water, this cozy cabin is full of potential and ready for someone to make it their own little getaway.

Key facts

• 0.92 acre lot
• Parking
• Built 1989

Property features AI

Finance

• Financial info: Annual tax amount reported

Exterior

• Parking: Driveway
• Utilities: Well water; Septic tank
• Home design: Single-story home; Above-ground living area of 651
• Construction: Wood siding exterior; Metal roof; Year built from assessor
• Exterior features: Waterfront property; Lot approximately 0.92 acres

Interior

• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Space heater for heating; Window unit(s) for cooling
• Interior features: Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $10k.

Deal economics

• At list price, monthly cash flow is $139 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($806 rent vs $10k).

Location & tenants

• Location reads 58/100 on livability (#240 in WV) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime C-, health & safety D, schools F.
• Pleasants County Schools (town): math 30% / reading 40% proficiency, ranked #15 of 55 in WV (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 2 active listings in the ZIP; 1 units permitted in Pleasants County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $536 of equity ($69 loan paydown + $467 appreciation (4.7% local appreciation)).
• Pleasants County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (4.7% appreciation + 3.0% rent growth), your $3k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $10,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 8.06% ✓
• Cap rate: 74.20%
• Cash-on-cash: 242.51%
• DSCR: 11.79
• GRM: 1.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 67.3%
• Equity multiple: 5.02×
• Total profit: $11,269
• Equity at exit: $5,470

10-year hold

• IRR: 65.8%
• Equity multiple: 10.65×
• Total profit: $27,014
• Equity at exit: $9,282

Cash invested: $2,800 (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 26146

• Home prices YoY: 3.3%
• Active inventory: 2
• Price-to-rent: 1.0×

Monthly cashflow live

• Estimated rent: $806 medium
• Mortgage (P&I): −$52
• Tax from tax record: −$15 /mo · $175/yr
• Insurance: −$4
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$169
• Net cashflow: $139

Break-even live

Break-even rent $630

Max offer price $10,000

Occupancy floor 78%

Sensitivity live

Price	-10% $145	-5% $142	+0% $139	+5% $136	+10% $134
Rent	-10% $76	-5% $107	+0% $139	+5% $171	+10% $203
Rate	-1.0pp $144	-0.5pp $142	base $139	+0.5pp $137	+1.0pp $134

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: $2,500
• Closing costs: $300
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-07
   status Pending
2. 2026-05-05
   listed $10,000 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: $175 · $15/mo
• Projected year-2 tax: $175 · $15/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 AE · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,677
• − Mortgage interest: −$560
• − Property taxes: −$175
• − Insurance: −$5,168
• − Repairs & maintenance: −$774
• − Management: −$774
• − Depreciation: −$291
• Taxable income: $1,934
• Est. tax owed @ 24.0%: −$464
• After-tax cash flow: $1,208/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: Pleasants County Schools
• NCES district ID: 5401110
• Math proficiency: 30% ▼ -9.00%
• Reading proficiency: 40% ▼ -6.00%
• Median HH income: $43,698
• Composite: 29.71/100
• National rank: #6453
• State rank: #15 of 55 in WV

Livability — Friendly

• Score: 58/100
• State rank: #240
• US rank: #20836

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,109

Population outlook (Pleasants County) Hauer SSP2

• Today (2025): 7,708 people
• By 2030: 7,702 · -0.1%
• By 2040: 7,616 · -1.2%
• By 2050: 7,437 · -3.5%
• By 2075: 7,175 · -6.9%
• By 2100: 6,185 · -19.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Iranian 2% Romanian 2% Scottish 1%
• Foreign-born: 3%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Pleasants

• 2024 margin: Solid R (+59.0) · D 19.6% · R 78.6% · Other 1.8%
• 2008→2024 swing: -37.8pp toward R · 2008: -21.2pp · 2024: -59.0pp
• All cycles: 2024: R+59.0 2020: R+58.5 2016: R+55.0 2012: R+30.7 2008: R+21.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.67%
• Current HPI: 147.191
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-05-07 Pending — MLSNOW
• 2026-05-05 Listed $10,000 MLSNOW

Property tax history

+0.7%/yr

Latest (2025): $175 · -10.4% YoY. Source: county tax records.