780 Rich Creek Valley Rd · Peterstown, WV 24963

$98,500

3 bd · 1.0 ba · 1,008 sqft · SingleFamily · 80 Days on market

Built 1930 Fair condition 0.51 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 +19.8/30.0
• Appreciation +8.2/10.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Whether you're looking to expand your investment portfolio or find a place to call home, this versatile property offers great potential! This 3-bedroom, 1-bath home features 1,008 sq ft of comfortable living space. One Level living. Currently used as a rental, soon to be vacant just in time to make it your own. Inside, you'll find hardwood floors that add warmth and character throughout. The home offers forced natural gas heat and a natural gas hot water heater for efficiency and comfort. Situated on 0.51 acres and conveniently located close to town, this property offers both space and accessibility. Don't miss this opportunity! Sold ''AS IS, WHERE IS''

Key facts

• 0.51 acres
• One level living
• Hardwood floors

Tags

• ONE LEVEL LIVING
• HARDWOOD FLOORS
• FORCED NATURAL GAS HEAT
• NATURAL GAS HOT WATER HEATER
• 0.51 ACRES

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residential property; One-story
• Construction: Vinyl siding; Built with foundation and structural details not specified
• Exterior features: Porch

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Partial, unfinished basement with exterior entry; Porch

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $98k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $118 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $93k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#205 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, employment F.
• Monroe County Schools (rural): math 27% / reading 35% proficiency, ranked #29 of 55 in WV (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Peterstown Elementary School (math 22% / reading 27%, grade F, #287 of 377 statewide, top 85%, 388 students, 0% FRL); Peterstown Middle School (math 24% / reading 40%, grade F, #46 of 109 statewide, top 46%, 317 students, 0% FRL); James Monroe High School (math 22% / reading 47%, grade F, #42 of 110 statewide, top 47%, 464 students, 0% FRL) — zoned schools average 0% FRL vs 48% district-wide (48 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 39 active listings in the ZIP.

Forward outlook

• In year one you build about $7k of equity ($681 loan paydown + $6k appreciation (6.5% local appreciation)).
• Monroe County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.5% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,590 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% 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 1930 — 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. 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.
8. 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.
9. 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: 1.03% ✓
• Cap rate: 7.73%
• Cash-on-cash: 5.13%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.46% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.6%
• Equity multiple: 2.40×
• Total profit: $38,654
• Equity at exit: $64,776

10-year hold

• IRR: 19.6%
• Equity multiple: 4.89×
• Total profit: $107,207
• Equity at exit: $120,014

Cash invested: $27,580 (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 24963

• Home prices YoY: 1.8%
• Active inventory: 39
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,011 medium
• Mortgage (P&I): −$517
• Tax est. 1.5%: −$123 /mo · $1,478/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $118

Break-even live

Break-even rent $862

Max offer price $98,500

Occupancy floor 83%

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: $24,625
• Closing costs: $2,955
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $98,500 Active 80 DOM
2. 2026-06-17
   days on market $98,500 Active 79 DOM
3. 2026-06-16
   days on market $98,500 Active 78 DOM
4. 2026-06-15
   days on market $98,500 Active 77 DOM
5. 2026-06-15
   days on market $98,500 Active 76 DOM
6. 2026-06-13
   days on market $98,500 Active 75 DOM
7. 2026-06-09
   days on market $98,500 Active 71 DOM
8. 2026-06-08
   days on market $98,500 Active 70 DOM
9. 2026-06-08
   days on market $98,500 Active 69 DOM
10. 2026-06-07
    statusdays on market $98,500 Active 68 DOM
11. 2026-06-04
    days on market $98,500 Active Under Contract 66 DOM
12. 2026-06-03
    days on market $98,500 Active Under Contract 65 DOM
13. 2026-06-02
    days on market $98,500 Active Under Contract 64 DOM
14. 2026-06-01
    days on market $98,500 Active Under Contract 63 DOM
15. 2026-05-31
    days on market $98,500 Active Under Contract 62 DOM
16. 2026-04-15
    historical Active Under Contract
17. 2026-04-14
    status Pending 662-char remark

    Show marketing remark (662 chars)

    Whether you're looking to expand your investment portfolio or find a place to call home, this versatile property offers great potential! This 3-bedroom, 1-bath home features 1,008 sq ft of comfortable living space. One Level living. Currently used as a rental, soon to be vacant just in time to make it your own. Inside, you'll find hardwood floors that add warmth and character throughout. The home offers forced natural gas heat and a natural gas hot water heater for efficiency and comfort. Situated on 0.51 acres and conveniently located close to town, this property offers both space and accessibility. Don't miss this opportunity! Sold ''AS IS, WHERE IS''

18. 2026-03-31
    listed $98,500 Active
19. 2026-03-30
    listed $98,500 Active 662-char remark

    Show marketing remark (662 chars)

    Whether you're looking to expand your investment portfolio or find a place to call home, this versatile property offers great potential! This 3-bedroom, 1-bath home features 1,008 sq ft of comfortable living space. One Level living. Currently used as a rental, soon to be vacant just in time to make it your own. Inside, you'll find hardwood floors that add warmth and character throughout. The home offers forced natural gas heat and a natural gas hot water heater for efficiency and comfort. Situated on 0.51 acres and conveniently located close to town, this property offers both space and accessibility. Don't miss this opportunity! Sold ''AS IS, WHERE IS''

ⓘ 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 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥94°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: $12,132
• − Mortgage interest: −$5,518
• − Property taxes: −$1,478
• − Insurance: −$492
• − Repairs & maintenance: −$971
• − Management: −$971
• − Depreciation: −$2,865
• Taxable loss: −$162
• Est. tax savings @ 24.0%: +$39
• After-tax cash flow: $1,455/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 · 6 photos

Fair 45/100 Moderate rehab

This 3-bedroom, 1-bath home is in fair condition with some repairs and maintenance needed. The roof and exterior siding are in poor condition, and the landscaping is overgrown. Painting the exterior and repairing the roof can significantly increase the home's value.

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible wear and tear.
• Major exterior siding — The siding is in fair condition, with some discoloration and minor damage.
• Major landscaping — The landscaping is poor, with overgrown grass and a lack of maintenance.

Value-add opportunities

• Both paint exterior — Painting the exterior can improve the curb appeal and increase the home's value.
• Both repair roof — Repairing the roof can improve the home's structural integrity and increase its value.
• Both landscaping — Landscaping can improve the home's curb appeal and increase its value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The roof appears to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
exterior siding · The siding is in fair condition, with some discoloration and minor damage.	Major	$15,000–50,000
landscaping · The landscaping is poor, with overgrown grass and a lack of maintenance.	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both paint exterior — Painting the exterior can improve the curb appeal and increase the home's value. ↑
• Both repair roof — Repairing the roof can improve the home's structural integrity and increase its value. ↑
• Both landscaping — Landscaping can improve the home's curb appeal and increase its value. ↑

ⓘ 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: Monroe County Schools
• NCES district ID: 5400960
• Math proficiency: 27% ▼ -9.00%
• Reading proficiency: 35% ▼ -8.00%
• Median HH income: $37,855
• Composite: 25.85/100
• National rank: #7351
• State rank: #29 of 55 in WV

Livability — Peterstown

• Score: 61/100
• State rank: #205
• US rank: #18147

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,860

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 13,411 people
• By 2030: 13,266 · -1.1%
• By 2040: 12,829 · -4.3%
• By 2050: 12,174 · -9.2%
• By 2075: 10,395 · -22.5%
• By 2100: 7,805 · -41.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Black 2%
• Common ancestry: Lithuanian 4% Portuguese 2% Romanian 1%
• Foreign-born: 0%

Political lean MEDSL · Monroe

• 2024 margin: Solid R (+61.8) · D 18.1% · R 79.9% · Other 1.9%
• 2008→2024 swing: -37.0pp toward R · 2008: -24.8pp · 2024: -61.8pp
• All cycles: 2024: R+61.8 2020: R+57.4 2016: R+57.3 2012: R+41.3 2008: R+24.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.46%
• Current HPI: 358.6575
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+0.0% since first listed

4 events — show timeline

• 2026-04-15 Contingent — MTCBOR
• 2026-04-14 Pending — GVBOR
• 2026-03-31 Listed $98,500 MTCBOR
• 2026-03-30 Listed $98,500 GVBOR