194 Naples Ln · Bluefield, WV 24701

$110,000

4 bd · 3.0 ba · 3,078 sqft · SingleFamily public records · 63 Days on market

Built 1980 0.71 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 +29.0/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Appreciation +6.7/10.0
• Livability +2.8/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

3BR/3BA split foyer offering 1,539 finished sqft above grade with an additional 1,539 sqft partially finished below. Upper level - Functional layout with generous living space. Master bedroom with on suite full bath, 2 additional bedrooms and 1 full bath with laundry hook up. Lower level - features 1 full bath, a wood-burning fireplace, bar area, room for a pool table or second living space, additional bedrooms or garage /workshop. Situated at the end of a dead-end road with a nice, usable backyard. Home is a fixer-upper, ideal for investors or buyers looking to build equity. Cash or conventional financing only. Sold AS IS. Strong potential for renovation, value-add, or customization.

Key facts

• Usable backyard
• Bar area
• Fixer-upper

Tags

• WOOD-BURNING FIREPLACE
• BAR AREA
• USABLE BACKYARD
• FIXER-UPPER

Property features AI

Exterior

• Parking: Asphalt parking
• Utilities: Public and private well water options; Septic tank sewer
• Home design: Single-family residence; One story
• Construction: Built with block, brick, and frame materials
• Exterior features: Front porch

Interior

• Bathrooms: 3 full bathrooms
• Heating & cooling: Baseboard heating; Ceiling fan cooling
• Interior features: Finished and unfinished full basement; Ceiling fans

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $375 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 5.2% in Bluefield — 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 56/100 on livability (#265 in WV) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D+, schools F, amenities F.
• Mercer County Schools (town): math 26% / reading 37% proficiency, ranked #28 of 55 in WV (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 52 active listings in the ZIP; 4 units permitted in Mercer County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($50k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $5k of equity ($761 loan paydown + $4k appreciation (3.4% local appreciation)).
• Mercer County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.4% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $75k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.20% ✓
• Cap rate: 10.38%
• Cash-on-cash: 14.60%
• DSCR: 1.65
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.1%
• Equity multiple: 2.28×
• Total profit: $39,575
• Equity at exit: $52,107

10-year hold

• IRR: 22.7%
• Equity multiple: 4.39×
• Total profit: $104,363
• Equity at exit: $82,424

Cash invested: $30,800 (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 24701

• Home prices YoY: 1.6%
• Active inventory: 52
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,319 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$45 /mo · $538/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $375

Break-even live

Break-even rent $845

Max offer price $110,000

Occupancy floor 67%

Sensitivity live

Price	-10% $437	-5% $406	+0% $375	+5% $344	+10% $313
Rent	-10% $271	-5% $323	+0% $375	+5% $427	+10% $479
Rate	-1.0pp $430	-0.5pp $403	base $375	+0.5pp $346	+1.0pp $317

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $110,000 Active 63 DOM
2. 2026-06-18
   days on market $110,000 Active 62 DOM
3. 2026-06-17
   days on market $110,000 Active 61 DOM
4. 2026-06-16
   days on market $110,000 Active 60 DOM
5. 2026-06-15
   days on market $110,000 Active 59 DOM
6. 2026-06-14
   days on market $110,000 Active 57 DOM
7. 2026-06-12
   days on market $110,000 Active 56 DOM
8. 2026-06-09
   days on market $110,000 Active 53 DOM
9. 2026-06-08
   days on market $110,000 Active 52 DOM
10. 2026-06-07
    pricedays on market $110,000 Active 51 DOM
11. 2026-06-05
    days on market $119,000 Active 48 DOM
12. 2026-06-02
    days on market $119,000 Active 46 DOM
13. 2026-06-01
    days on market $119,000 Active 45 DOM
14. 2026-05-31
    days on market $119,000 Active 44 DOM
15. 2026-05-30
    days on market $119,000 Active 43 DOM
16. 2026-05-08
    price $119,000
17. 2026-05-01
    price $128,500
18. 2026-04-17
    listed $139,900 Active
19. 2004-06-09
    soldstatus $75,000

ⓘ 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: $538 · $45/mo
• Projected year-2 tax: $649 · $54/mo
• Expected delta: +$111/yr (+$9/mo · 20.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,833
• − Mortgage interest: −$6,162
• − Property taxes: −$538
• − Insurance: −$550
• − Repairs & maintenance: −$1,267
• − Management: −$1,267
• − Depreciation: −$3,200
• Taxable income: $2,850
• Est. tax owed @ 24.0%: −$684
• After-tax cash flow: $3,814/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: Mercer County Schools
• NCES district ID: 5400840
• Math proficiency: 26% ▼ -13.00%
• Reading proficiency: 37% ▼ -6.00%
• Median HH income: $35,064
• Composite: 25.98/100
• National rank: #7325
• State rank: #28 of 55 in WV

Livability — Bluefield

• Score: 56/100
• State rank: #265
• US rank: #22470

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Mercer County · 33,615 people
• City population: 17,117
• Metro: Bluefield, WV-VA
• Population (ZIP): 17,117
• Household income: $50,455
• Rent vs Own: 31.5% rent · 68.5% own
• Severe rent burden: 302.0

Population outlook (Mercer County) Hauer SSP2

• Today (2025): 57,860 people
• By 2030: 55,781 · -3.6%
• By 2040: 51,365 · -11.2%
• By 2050: 47,476 · -17.9%
• By 2075: 38,851 · -32.9%
• By 2100: 30,053 · -48.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 9% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Serbian 1% Danish 1%
• Foreign-born: 1%
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Mercer

• 2024 margin: Solid R (+57.3) · D 20.6% · R 77.9% · Other 1.5%
• 2008→2024 swing: -29.8pp toward R · 2008: -27.6pp · 2024: -57.3pp
• All cycles: 2024: R+57.3 2020: R+54.4 2016: R+55.3 2012: R+47.1 2008: R+27.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.42%
• Current HPI: 215.9682
• Rent YoY: —
• Metro: Bluefield, WV-VA
• State GDP YoY: —
• F500 in state: 0

Price history

+58.7% since first listed

4 events — show timeline

• 2026-05-08 Price Changed $119,000 MTCBOR
• 2026-05-01 Price Changed $128,500 MTCBOR
• 2026-04-17 Listed $139,900 MTCBOR
• 2004-06-09 Sold (Public Records) $75,000 Public Records

Property tax history

+0.8%/yr

Latest (2025): $538 · -13.1% YoY. Source: county tax records.