786 Sleepy Creek Rd · Hurricane, WV 25526

$155,000

3 bd · 1.5 ba · 2,152 sqft · SingleFamily public records · 48 Days on market

Built 1967 0.52 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 +20.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +4.3/10.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

3-4 Bedroom brick home ready for it's new owner! Den with fireplace, eat-in kitchen, Dining and Living rooms, 1 1/2 baths with a 2 car detached garage that also has laundry area, 1/2 bath as well! Hardwood floors as well as lots of built-in shelves. All situated on approx. 1/2 acre. This is a HUD foreclosure 571-075240 being sold ''AS IS'' as well as following all Fair Housing ideals. Property built prior to 1978; IE (Insured Escrow); Seller may contribute up to 3% towards Buyer's closing costs when submitted. No repairs prior to closing are allowed.

Key facts

• Laundry area
• Brick home
• Eat-in kitchen

Tags

• BRICK HOME
• DEN WITH FIREPLACE
• EAT-IN KITCHEN
• DETACHED GARAGE
• LAUNDRY AREA
• BUILT-IN SHELVES

Property features AI

Exterior

• Parking: Detached 2-car garage; Shared driveway
• Utilities: Well water; Septic sewer
• Home design: Single-family residence; One story
• Construction: Brick construction
• Exterior features: Composition shingle roof; Lot approximately 0.52 acres

Interior

• Kitchen: Microwave
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric forced air heating; Central air conditioning
• Interior features: Eat-in kitchen; Storm windows; Fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $190 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (7.1% below list).
• Recommended offer: $144k (7.1% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 4.0% in Hurricane — 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 72/100 on livability (#47 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Putnam County Schools (suburban): math 40% / reading 50% proficiency, ranked #2 of 55 in WV (top 4%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Conner Street Elementary (math 32% / reading 42%, grade F, #130 of 377 statewide, top 39%, 357 students, 0% FRL); Hurricane Middle (math 44% / reading 50%, grade D+, #6 of 109 statewide, top 6%, 849 students, 0% FRL); Hurricane High School (math 38% / reading 62%, grade D+, #6 of 110 statewide, top 5%, 1,256 students, 0% FRL) — zoned schools average 0% FRL vs 33% district-wide (33 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 119 active listings in the ZIP; solid renter incomes; 111 units permitted in Putnam County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Recommended offer $144,068 (7.1% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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. 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.
6. 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.
7. 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: 0.93% ✗
• Cap rate: 7.76%
• Cash-on-cash: 5.25%
• DSCR: 1.23
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -8.2%
• Equity multiple: 0.70×
• Total profit: $-13,073
• Equity at exit: $23,111

10-year hold

• IRR: 1.3%
• Equity multiple: 1.09×
• Total profit: $3,975
• Equity at exit: $13,402

Cash invested: $43,400 (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 25526

• Home prices YoY: -30.1%
• Active inventory: 119
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,441 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$71 /mo · $849/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $190

Break-even live

Break-even rent $1,200

Max offer price $155,000

Occupancy floor 82%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $155,000 Active 48 DOM
2. 2026-06-18
   days on market $155,000 Active 47 DOM
3. 2026-06-17
   days on market $155,000 Active 46 DOM
4. 2026-06-16
   days on market $155,000 Active 45 DOM
5. 2026-06-15
   days on market $155,000 Active 44 DOM
6. 2026-06-14
   days on market $155,000 Active 42 DOM
7. 2026-06-12
   days on market $155,000 Active 41 DOM
8. 2026-06-09
   days on market $155,000 Active 38 DOM
9. 2026-06-08
   days on market $155,000 Active 37 DOM
10. 2026-06-07
    days on market $155,000 Active 36 DOM
11. 2026-06-03
    days on market $155,000 Active 32 DOM
12. 2026-06-02
    days on market $155,000 Active 31 DOM
13. 2026-06-01
    days on market $155,000 Active 30 DOM
14. 2026-05-31
    days on market $155,000 Active 29 DOM
15. 2026-05-30
    days on market $155,000 Active 28 DOM
16. 2026-05-01
    listed $155,000 Active

ⓘ 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: $849 · $71/mo
• Projected year-2 tax: $914 · $76/mo
• Expected delta: +$65/yr (+$5/mo · 7.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $17,288
• − Mortgage interest: −$8,682
• − Property taxes: −$849
• − Insurance: −$775
• − Repairs & maintenance: −$1,383
• − Management: −$1,383
• − Depreciation: −$4,509
• Taxable loss: −$294
• Est. tax savings @ 24.0%: +$71
• After-tax cash flow: $2,350/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: Putnam County Schools
• NCES district ID: 5401200
• Math proficiency: 40% ▼ -13.00%
• Reading proficiency: 50% ▼ -6.00%
• Median HH income: $54,783
• Composite: 39.06/100
• National rank: #4060
• State rank: #2 of 55 in WV

Livability — Hurricane

• Score: 72/100
• State rank: #47
• US rank: #5846

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Putnam County · 22,514 people
• City population: 22,514
• Metro: Huntington-Ashland, WV-KY-OH
• Population (ZIP): 22,514
• Household income: $85,176
• Rent vs Own: 19.6% rent · 80.4% own
• Severe rent burden: 205.0

Population outlook (Putnam County) Hauer SSP2

• Today (2025): 58,915 people
• By 2030: 59,400 · +0.8%
• By 2040: 59,444 · +0.9%
• By 2050: 58,510 · -0.7%
• By 2075: 54,603 · -7.3%
• By 2100: 46,202 · -21.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2% Asian 1%
• Common ancestry: Slovak 3% Italian 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1% Other Asian/Pacific 0%

Political lean MEDSL · Putnam

• 2024 margin: Solid R (+46.3) · D 25.9% · R 72.2% · Other 1.9%
• 2008→2024 swing: -22.8pp toward R · 2008: -23.5pp · 2024: -46.3pp
• All cycles: 2024: R+46.3 2020: R+42.6 2016: R+47.8 2012: R+37.1 2008: R+23.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.01%
• Current HPI: 157.7355
• Rent YoY: —
• Metro: Huntington-Ashland, WV-KY-OH
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-01 Listed $155,000 KVBOR

Property tax history

+6.9%/yr

Latest (2024): $849 · -5.1% YoY. Source: county tax records.