200 Little Vine Dr · Daniels, WV 25813

$89,000

4 bd · 2.0 ba · 1,932 sqft · SingleFamily public records · 3 Days on market

Built 1935 0.26 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
• Schools +3.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Conveniently located 4-bedroom 2 bath house with partially fenced yard. Beautiful covered wrap around porch. New 16x28 building with bathroom has electric and water.

Key facts

• 0.26 acre lot
• Built 1935
• Listed 2 days

Tags

• WRAP AROUND COVERED PORCH
• PARTIALLY FENCED YARD
• CORNER ROLLING TO LEVEL LOT

Property features AI

Exterior

• Parking: Open parking on gravel; no garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Two levels; Vinyl siding
• Construction: Vinyl siding construction
• Exterior features: Asphalt roof; Property has a view; Lot is level to rolling

Interior

• Kitchen: Electric water heater
• Bedrooms: 1 main-level bedroom
• Flooring: Hardwood; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Eat-in kitchen; Unfinished basement
• Laundry & utility: No built-in laundry listed

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $566 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).

Location & tenants

• Location reads 56/100 on livability (#272 in WV) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing B+; Watch: health & safety D+, amenities F, commute F.
• Raleigh County Schools (rural): math 29% / reading 42% proficiency, ranked #14 of 55 in WV (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Daniels Elementary (math 38% / reading 36%, grade F, #130 of 377 statewide, top 39%, 562 students, 0% FRL); Shady Spring Middle School (math 30% / reading 46%, grade F, #25 of 109 statewide, top 23%, 578 students, 0% FRL); Shady Spring High (math 32% / reading 57%, grade F, #11 of 110 statewide, top 11%, 828 students, 0% FRL) — zoned schools average 0% FRL vs 46% district-wide (46 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 13 active listings in the ZIP; 41 units permitted in Raleigh County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Raleigh County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 5y ago 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 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,000

Questions for the listing agent

1. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.61% ✓
• Cap rate: 13.93%
• Cash-on-cash: 27.27%
• DSCR: 2.21
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $183,540
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
200 Little Vine Dr	0.00mi	4/2.0	1,950 (+1%)	17mo	$185,000	$95	84
112 Shady Acres Ln	0.65mi	3/1.5 (-1)	1,825 (-6%)	1mo	$130,000	$71	52
117 Greystone Dr	0.37mi	3/2.0 (-1)	1,795 (-7%)	22mo	$240,000	$134	48
195 C & O Dam Rd	0.67mi	4/2.5	2,190 (+13%)	6mo	$115,000	$53	40
152 Shady Acres Ln	0.69mi	3/3.0 (-1)	1,750 (-9%)	9mo	$242,000	$138	36
510 Skyline Dr	0.73mi	5/2.0 (+1)	1,792 (-7%)	20mo	$165,000	$92	32

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

Projected returns pro-forma

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

5-year hold

• IRR: 21.3%
• Equity multiple: 1.87×
• Total profit: $21,641
• Equity at exit: $13,270

10-year hold

• IRR: 29.4%
• Equity multiple: 3.62×
• Total profit: $65,258
• Equity at exit: $7,695

Cash invested: $24,920 (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 25813

• Home prices YoY: -5.7%
• Active inventory: 13
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,434 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$63 /mo · $750/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $566

Break-even live

Break-even rent $717

Max offer price $89,000

Occupancy floor 56%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-19
   days on market $89,000 Active 3 DOM
2. 2026-06-18
   days on market $89,000 Active 2 DOM
3. 2026-06-17
   remarks 204-char remark
4. 2026-06-17
   listed $89,000 Active 1 DOM

ⓘ 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: $750 · $63/mo
• Projected year-2 tax: $750 · $63/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $17,205
• − Mortgage interest: −$4,985
• − Property taxes: −$750
• − Insurance: −$445
• − Repairs & maintenance: −$1,376
• − Management: −$1,376
• − Depreciation: −$2,589
• Taxable income: $5,683
• Est. tax owed @ 24.0%: −$1,364
• After-tax cash flow: $5,432/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: Raleigh County Schools
• NCES district ID: 5401230
• Math proficiency: 29% ▼ -8.00%
• Reading proficiency: 42% ▼ -3.00%
• Median HH income: $39,828
• Composite: 29.74/100
• National rank: #6445
• State rank: #14 of 55 in WV

Livability — Daniels

• Score: 56/100
• State rank: #272
• US rank: #22887

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Daniels, WV
• City population: 4,843
• Population (ZIP): 7,429

Population outlook (Raleigh County) Hauer SSP2

• Today (2025): 73,505 people
• By 2030: 70,954 · -3.5%
• By 2040: 66,038 · -10.2%
• By 2050: 61,919 · -15.8%
• By 2075: 51,954 · -29.3%
• By 2100: 39,724 · -46.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Black 16% Hispanic / Latino 3%
• Common ancestry: Lithuanian 4% Romanian 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Raleigh

• 2024 margin: Solid R (+54.3) · D 22.0% · R 76.3% · Other 1.6%
• 2008→2024 swing: -28.5pp toward R · 2008: -25.9pp · 2024: -54.3pp
• All cycles: 2024: R+54.3 2020: R+50.4 2016: R+52.8 2012: R+44.6 2008: R+25.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -13.00%
• Current HPI: 214.0545
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+123.1% since first listed

10 events — show timeline

• 2026-06-16 Listed $89,000 BBOR
• 2025-01-15 Sold (MLS) $185,000 BBOR
• 2025-01-15 Sold (MLS) $185,000 MTCBOR
• 2024-07-18 Listed $187,000 BBOR
• 2024-07-18 Listed $187,000 MTCBOR
• 2021-06-16 Sold (Public Records) $105,000 Public Records
• 2021-06-15 Sold (MLS) $105,000 BBOR
• 2021-03-15 Listed $132,500 BBOR
• 2019-11-06 Sold (Public Records) $90,000 Public Records
• 1986-03-03 Sold (Public Records) $39,900 Public Records

Property tax history

+4.7%/yr

Latest (2023): $750 · +0.0% YoY. Source: county tax records.