98 Herman St · Hinton, WV 25951

$105,000

3 bd · 1.0 ba · 1,728 sqft · SingleFamily public records · 84 Days on market

Built 1901 $61/sqft · 12% below area Est $97k · 8% over

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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 +26.4/30.0
• DSCR +9.0/10.0
• Appreciation +6.8/10.0
• 1% rule +5.7/10.0
• ARV discount +4.0/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Two Story house on 0.18 acres +/-. Yard is partially fenced. A nice sized deck offers a great place to relax or visit with family and friends. This home has 3 bedrooms with hardwood flooring and 1 bath. The Large bonus room could be used as an Office or Family Room. There is an unfinished basement for additional storage. Located close to Sandstone Falls, Bluestone State Park and Pipestem Resort State Park. The Southern Gateway to the New River Gorge National Park is in Hinton. Enjoy boating, fishing and kayaking on the New River and Bluestone River.

Key facts

• Built 1901
• Listed 83 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $99k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 2.6% in Hinton — 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 62/100 on livability (#188 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Summers County Schools (town): math 18% / reading 32% proficiency, ranked #49 of 55 in WV (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 53 active listings in the ZIP; 19 units permitted in Summers County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($726 loan paydown + $4k appreciation (3.7% local appreciation)).
• Summers County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.7% appreciation + 3.0% rent growth), your $29k 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 84 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $16k; list at $105k implies a 556% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1901 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.07% ✓
• Cap rate: 9.43%
• Cash-on-cash: 11.20%
• DSCR: 1.50
• GRM: 7.8

CMA / ARV

• ARV (median comp): $97,436
• List price: $105,000
• Delta: 7.76%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
416 Summers St	0.32mi	3/2.0	1,576 (-9%)	20mo	$132,000	$84	50
506 Ballengee St	0.26mi	3/2.0	1,893 (+10%)	23mo	$48,000	$25	49
211 4th Ave	0.29mi	4/1.5 (+1)	1,970 (+14%)	14mo	$145,000	$74	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.7% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.6%
• Equity multiple: 2.16×
• Total profit: $33,990
• Equity at exit: $51,377

10-year hold

• IRR: 20.3%
• Equity multiple: 4.12×
• Total profit: $91,750
• Equity at exit: $82,580

Cash invested: $29,400 (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 25951

• Home prices YoY: 1.8%
• Active inventory: 53
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,127 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$22 /mo · $262/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $274

Break-even live

Break-even rent $780

Max offer price $105,000

Occupancy floor 71%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $105,000 Active 84 DOM
2. 2026-06-17
   days on market $105,000 Active 83 DOM
3. 2026-06-16
   days on market $105,000 Active 82 DOM
4. 2026-06-15
   days on market $105,000 Active 81 DOM
5. 2026-06-15
   days on market $105,000 Active 80 DOM
6. 2026-06-13
   days on market $105,000 Active 79 DOM
7. 2026-06-12
   days on market $105,000 Active 78 DOM
8. 2026-06-09
   days on market $105,000 Active 75 DOM
9. 2026-06-08
   days on market $105,000 Active 74 DOM
10. 2026-06-08
    days on market $105,000 Active 73 DOM
11. 2026-06-07
    days on market $105,000 Active 72 DOM
12. 2026-06-04
    days on market $105,000 Active 70 DOM
13. 2026-06-03
    days on market $105,000 Active 69 DOM
14. 2026-06-02
    days on market $105,000 Active 68 DOM
15. 2026-06-01
    days on market $105,000 Active 67 DOM
16. 2026-05-31
    days on market $105,000 Active 66 DOM
17. 2026-03-26
    listed $105,000 Active 558-char remark

    Show marketing remark (558 chars)

    Two Story house on 0.18 acres +/-. Yard is partially fenced. A nice sized deck offers a great place to relax or visit with family and friends. This home has 3 bedrooms with hardwood flooring and 1 bath. The Large bonus room could be used as an Office or Family Room. There is an unfinished basement for additional storage. Located close to Sandstone Falls, Bluestone State Park and Pipestem Resort State Park. The Southern Gateway to the New River Gorge National Park is in Hinton. Enjoy boating, fishing and kayaking on the New River and Bluestone River.

18. 2024-08-07
    soldstatus $16,000

ⓘ 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: $262 · $22/mo
• Projected year-2 tax: $620 · $52/mo
• Expected delta: +$357/yr (+$30/mo · 136.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥93°F today · 22 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: $13,528
• − Mortgage interest: −$5,882
• − Property taxes: −$262
• − Insurance: −$525
• − Repairs & maintenance: −$1,082
• − Management: −$1,082
• − Depreciation: −$3,055
• Taxable income: $1,641
• Est. tax owed @ 24.0%: −$394
• After-tax cash flow: $2,899/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: Summers County Schools
• NCES district ID: 5401350
• Math proficiency: 18% ▼ -8.00%
• Reading proficiency: 32% ▼ -4.00%
• Median HH income: $33,089
• Composite: 20.39/100
• National rank: #8593
• State rank: #49 of 55 in WV

Livability — Hinton

• Score: 62/100
• State rank: #188
• US rank: #17062

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hinton, WV
• Population (ZIP): 5,286

Population outlook (Summers County) Hauer SSP2

• Today (2025): 11,605 people
• By 2030: 10,904 · -6.0%
• By 2040: 9,658 · -16.8%
• By 2050: 8,619 · -25.7%
• By 2075: 6,920 · -40.4%
• By 2100: 5,819 · -49.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Black 7% Two or more races 2%
• Common ancestry: Slovak 4% Serbian 2% Iranian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Summers

• 2024 margin: Solid R (+51.4) · D 23.3% · R 74.7% · Other 2.0%
• 2008→2024 swing: -40.1pp toward R · 2008: -11.3pp · 2024: -51.4pp
• All cycles: 2024: R+51.4 2020: R+47.0 2016: R+46.6 2012: R+28.8 2008: R+11.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.70%
• Current HPI: 211.4453
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+556.2% since first listed

2 events — show timeline

• 2026-03-26 Listed $105,000 GVBOR
• 2024-08-07 Sold (Public Records) $16,000 Public Records

Property tax history

-0.9%/yr

Latest (2025): $262 · +6.0% YoY. Source: county tax records.