289 Meskinnish St · Bluefield, WV 24701

$62,000

4 bd · 1.0 ba · 1,434 sqft · SingleFamily · 92 Days on market

Built 1931 Poor condition 5.00 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 +6.7/10.0
• Livability +2.8/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks

Discover the potential of this 5-acre property just outside of Bluefield, WV. Tucked away with plenty of privacy, this land offers a great opportunity for those looking to build a cabin, weekend retreat, or full-time home surrounded by trees. The property includes a couple structures, including an existing home that can be removed, clearing the way for your vision to come to life. This is a prime spot to create your own getaway or homestead close to town.

Key facts

• Existing home
• Surrounded by trees
• 5 acre property

Tags

• 5 ACRE PROPERTY
• EXISTING HOME
• COUPLE STRUCTURES
• SURROUNDED BY TREES

Property features AI

Finance

• Other: Listing broker: COLDWELL BANKER HENDRICK REAL ESTATE; Listing agent: Nathan Hendrick, Broker

Exterior

• Home design: Single-family residence; Residential property
• Exterior features: Approximately 5 acres; Access via Old Bramwell Road → Midway → Carson Street → Meskinnish; property through a red gate up the hill

Interior

• Bathrooms: 1 full bathroom
• Interior features: One full bathroom

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $62k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $558 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).
• Recommended offer: $56k (9.0% below list) — sets the bar for market timing.
• Cap rate 17.1% 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).

Forward outlook

• In year one you build about $3k of equity ($429 loan paydown + $2k 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($56k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1931 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $56,420 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1931 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.01% ✓
• Cap rate: 17.09%
• Cash-on-cash: 38.57%
• DSCR: 2.72
• GRM: 4.1

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: 44.7%
• Equity multiple: 3.56×
• Total profit: $44,431
• Equity at exit: $29,369

10-year hold

• IRR: 44.1%
• Equity multiple: 7.15×
• Total profit: $106,689
• Equity at exit: $46,457

Cash invested: $17,360 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,249 medium
• Mortgage (P&I): −$325
• Tax est. 1.5%: −$78 /mo · $930/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $558

Break-even live

Break-even rent $542

Max offer price $62,000

Occupancy floor 50%

Sensitivity live

Price	-10% $601	-5% $579	+0% $558	+5% $537	+10% $515
Rent	-10% $459	-5% $509	+0% $558	+5% $607	+10% $657
Rate	-1.0pp $589	-0.5pp $574	base $558	+0.5pp $542	+1.0pp $526

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: $15,500
• Closing costs: $1,860
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $62,000 Active 92 DOM
2. 2026-06-18
   days on market $62,000 Active 91 DOM
3. 2026-06-17
   days on market $62,000 Active 90 DOM
4. 2026-06-16
   days on market $62,000 Active 89 DOM
5. 2026-06-15
   days on market $62,000 Active 88 DOM
6. 2026-06-14
   days on market $62,000 Active 86 DOM
7. 2026-06-12
   days on market $62,000 Active 85 DOM
8. 2026-06-09
   days on market $62,000 Active 82 DOM
9. 2026-06-08
   days on market $62,000 Active 81 DOM
10. 2026-06-07
    days on market $62,000 Active 80 DOM
11. 2026-06-05
    days on market $62,000 Active 77 DOM
12. 2026-06-02
    days on market $62,000 Active 75 DOM
13. 2026-06-01
    days on market $62,000 Active 74 DOM
14. 2026-05-31
    days on market $62,000 Active 73 DOM
15. 2026-05-30
    days on market $62,000 Active 72 DOM
16. 2026-03-19
    listed $62,000 Active

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $14,985
• − Mortgage interest: −$3,473
• − Property taxes: −$930
• − Insurance: −$310
• − Repairs & maintenance: −$1,199
• − Management: −$1,199
• − Depreciation: −$1,804
• Taxable income: $6,071
• Est. tax owed @ 24.0%: −$1,457
• After-tax cash flow: $5,239/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.

Condition & rehab AI · 12 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and structural work to become habitable and increase its value.

Repairs flagged

• Major Structures — Structures are in poor condition and need significant repair
• Major Roof — Structures have visible damage and debris
• Major HVAC/mechanicals — Structures appear uninhabitable

Value-add opportunities

• Both Structural repairs and roof replacement — These repairs would make the property habitable and increase its value
• Both Landscaping and curb appeal — Aesthetic improvements would attract buyers and renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
Structures · Structures are in poor condition and need significant repair	Major	$15,000–50,000
Roof · Structures have visible damage and debris	Major	$15,000–50,000
HVAC/mechanicals · Structures appear uninhabitable	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Structural repairs and roof replacement — These repairs would make the property habitable and increase its value ↑
• Both Landscaping and curb appeal — Aesthetic improvements would attract buyers and renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-03-19 Listed $62,000 MTCBOR