779 Coopers Creek Rd · Big Chimney, WV 25312

$29,900

3 bd · 2.0 ba · 1,152 sqft · SingleFamily public records · 80 Days on market

Built 1997 5,663 sqft lot ↓ 45% since listing

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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 +4.5/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Family home opportunity in a rural setting just off I-79 Big Chimney exit within 5 miles from Downtown Charleston. Find this spacious 3 Bedroom 2 bath manufactured home with great room with vaulted ceilings and all in a coveted split bedroom floorplan SOLD "AS IS" with no seller disclosure as to property condition. Seller has never occupied. Seller has no knowledge.

Key facts

• 5,663 sq ft lot
• Built 1997
• Listed 79 days

Property features AI

Exterior

• Utilities: Public water
• Home design: Manufactured home; Single-story
• Construction: Aluminum siding with frame construction; Composition/shingle roof
• Exterior features: Deck; Porch

Interior

• Kitchen: Gas range
• Bedrooms: 5 total rooms (bedroom distribution not specified)
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric forced air heating; Central air conditioning
• Interior features: Insulated windows; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $598 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $28k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#160 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, employment D-.
• Kanawha County Schools (suburban): math 29% / reading 40% proficiency, ranked #17 of 55 in WV (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Elk Elementary Center (math 37% / reading 37%, grade F, #130 of 377 statewide, top 39%, 491 students, 0% FRL); Elkview Middle School (math 26% / reading 42%, grade F, #36 of 109 statewide, top 35%, 613 students, 0% FRL); Herbert Hoover High School (math 37% / reading 62%, grade D, #7 of 110 statewide, top 6%, 789 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: 40 active listings in the ZIP; 103 units permitted in Kanawha County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $311 of value loss. Plan a longer hold.
• Kanawha County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($28k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $30k (50%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $28,106 (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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
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: 3.72% ✓
• Cap rate: 32.96%
• Cash-on-cash: 95.25%
• DSCR: 5.24
• GRM: 2.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.04% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 87.5%
• Equity multiple: 5.28×
• Total profit: $35,849
• Equity at exit: $7,159

10-year hold

• IRR: 89.5%
• Equity multiple: 10.90×
• Total profit: $82,900
• Equity at exit: $7,468

Cash invested: $8,372 (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 25312

• Home prices YoY: -0.5%
• Active inventory: 40
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,113 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$46 /mo · $546/yr
• Insurance: −$12
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $598

Break-even live

Break-even rent $356

Max offer price $29,900

Occupancy floor 41%

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $29,900 Active 80 DOM
2. 2026-06-18
   days on market $29,900 Active 79 DOM
3. 2026-06-17
   price $29,900 Active 78 DOM
4. 2026-06-17
   days on market $39,900 Active 78 DOM
5. 2026-06-16
   days on market $39,900 Active 77 DOM
6. 2026-06-15
   days on market $39,900 Active 76 DOM
7. 2026-06-14
   days on market $39,900 Active 74 DOM
8. 2026-06-12
   days on market $39,900 Active 73 DOM
9. 2026-06-09
   days on market $39,900 Active 70 DOM
10. 2026-06-08
    days on market $39,900 Active 69 DOM
11. 2026-06-07
    days on market $39,900 Active 68 DOM
12. 2026-06-05
    days on market $39,900 Active 65 DOM
13. 2026-06-03
    days on market $39,900 Active 64 DOM
14. 2026-06-02
    pricedays on market $39,900 Active 63 DOM
15. 2026-06-01
    days on market $44,900 Active 62 DOM
16. 2026-05-31
    days on market $44,900 Active 61 DOM
17. 2026-05-30
    days on market $44,900 Active 60 DOM
18. 2026-05-06
    price $44,900
19. 2026-04-21
    price $49,900
20. 2026-03-31
    listed $59,900 Active
21. 2018-04-06
    listed $82,000

ⓘ 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: $546 · $46/mo
• Projected year-2 tax: $546 · $46/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 20 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: $13,357
• − Mortgage interest: −$1,675
• − Property taxes: −$546
• − Insurance: −$947
• − Repairs & maintenance: −$1,069
• − Management: −$1,069
• − Depreciation: −$870
• Taxable income: $7,182
• Est. tax owed @ 24.0%: −$1,724
• After-tax cash flow: $5,453/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: Kanawha County Schools
• NCES district ID: 5400600
• Math proficiency: 29% ▼ -13.00%
• Reading proficiency: 40% ▼ -7.00%
• Median HH income: $44,329
• Composite: 29.35/100
• National rank: #6540
• State rank: #17 of 55 in WV

Livability — Big Chimney

• Score: 63/100
• State rank: #160
• US rank: #15229

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,089

Population outlook (Kanawha County) Hauer SSP2

• Today (2025): 178,946 people
• By 2030: 172,906 · -3.4%
• By 2040: 159,874 · -10.7%
• By 2050: 148,148 · -17.2%
• By 2075: 123,257 · -31.1%
• By 2100: 96,454 · -46.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 1%
• Common ancestry: Slovak 2% Iranian 1% Serbian 1%

Political lean MEDSL · Kanawha

• 2024 margin: R (+17.4) · D 40.2% · R 57.6% · Other 2.2%
• 2008→2024 swing: -17.0pp toward R · 2008: -0.4pp · 2024: -17.4pp
• All cycles: 2024: R+17.4 2020: R+14.7 2016: R+20.6 2012: R+11.9 2008: R+0.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.04%
• Current HPI: 205.2853
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-45.2% since first listed

4 events — show timeline

• 2026-05-06 Price Changed $44,900 KVBOR
• 2026-04-21 Price Changed $49,900 KVBOR
• 2026-03-31 Listed $59,900 KVBOR
• 2018-04-06 Listed $82,000 KVBOR

Property tax history

+1.2%/yr

Latest (2025): $546 · -2.0% YoY. Source: county tax records.