116 Reservoir St · Hinton, WV 25951

$109,900

3 bd · 1.0 ba · 1,145 sqft · SingleFamily public records · 42 Days on market

Built 1920 3,963 sqft lot $96/sqft · 13% above area Est $98k · 13% over

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Why this score? — see what drove the D 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 +14.8/30.0
• Appreciation +6.8/10.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• ARV discount +1.8/15.0

Listing remarks

This charming 2-bedroom, 1-bath home is full of character and timeless 1920s charm. Nestled in the up-and-coming town of Hinton, this property offers the perfect blend of comfort, beauty, and opportunity. The fully fenced yard is a true retreat for nature lovers, featuring gorgeous mature plants and thoughtfully designed landscaping that create a peaceful setting for relaxation and outdoor enjoyment. (br)(br)Inside, the home showcases the warmth and character that older homes are known for, while upstairs offers a relaxing and charming space where seasonal views of the New River can be enjoyed when the leaves have fallen. Located outside of the flood zone, this property provides added peace

Key facts

• Mature plants
• Fully fenced yard
• Natural beauty

Tags

• FULLY FENCED YARD
• MATURE PLANTS
• NEAR OUTDOOR RECREATION
• NATURAL BEAUTY

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Electric service
• Home design: Residential property; Two levels; Has a view; Vinyl siding
• Construction: Shingle roof; Vinyl siding construction; Crawl space foundation; Built with two levels
• Exterior features: Garden; Covered patio/porch; Fenced yard; Shed(s); Level to rolling topography; Landscaped

Interior

• Kitchen: Cooktop; Refrigerator
• Flooring: Wood; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Baseboard heat; Window air conditioning units; Ceiling fans
• Interior features: Pantry; Ceiling fans
• Laundry & utility: Washer hookup on main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $31 ($366/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 $100k (9.0% below list).
• Recommended offer: $100k (9.0% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: amenities F, commute F, employment 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.
• Zoned schools: Hinton Area Elementary (math 17% / reading 17%, grade F, #363 of 377 statewide, top 97%, 310 students, 0% FRL); Summers County High School (745 students, 0% FRL) — zoned schools average 0% FRL vs 56% district-wide (56 pts lower); this property's tenant base skews higher-income than the district average.
• 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 ($760 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 $31k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, 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 42 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $40k; list at $110k implies a 175% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $100,002 (9.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.91% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.19%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

• ARV (median comp): $97,593
• List price: $109,900
• Delta: 12.61%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
250 Barton St	0.39mi	2/2.0 (-1)	1,200 (+5%)	21mo	$150,000	$125	47
813 Cardinal Way	0.56mi	3/2.0	1,260 (+10%)	14mo	$97,500	$77	42

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: 10.5%
• Equity multiple: 1.63×
• Total profit: $19,295
• Equity at exit: $53,774

10-year hold

• IRR: 12.4%
• Equity multiple: 2.98×
• Total profit: $61,079
• Equity at exit: $86,434

Cash invested: $30,772 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$576
• Tax est. 1.5%: −$137 /mo · $1,648/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $31

Break-even live

Break-even rent $961

Max offer price $109,900

Occupancy floor 92%

Sensitivity live

Price	-10% $106	-5% $68	+0% $31	+5% $-7	+10% $-45
Rent	-10% $-48	-5% $-9	+0% $31	+5% $70	+10% $110
Rate	-1.0pp $86	-0.5pp $58	base $31	+0.5pp $2	+1.0pp $-27

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $109,900 Active 42 DOM
2. 2026-06-18
   days on market $109,900 Active 40 DOM
3. 2026-06-17
   days on market $109,900 Active 39 DOM
4. 2026-06-16
   days on market $109,900 Active 38 DOM
5. 2026-06-15
   days on market $109,900 Active 37 DOM
6. 2026-06-15
   days on market $109,900 Active 36 DOM
7. 2026-06-13
   days on market $109,900 Active 35 DOM
8. 2026-06-12
   days on market $109,900 Active 34 DOM
9. 2026-06-09
   days on market $109,900 Active 31 DOM
10. 2026-06-08
    days on market $109,900 Active 30 DOM
11. 2026-06-08
    days on market $109,900 Active 29 DOM
12. 2026-06-07
    days on market $109,900 Active 28 DOM
13. 2026-06-04
    days on market $109,900 Active 26 DOM
14. 2026-06-03
    days on market $109,900 Active 25 DOM
15. 2026-06-02
    days on market $109,900 Active 24 DOM
16. 2026-06-01
    days on market $109,900 Active 23 DOM
17. 2026-05-31
    days on market $109,900 Active 22 DOM
18. 2026-05-08
    listed $109,900 Active 1070-char remark
19. 2001-09-17
    soldstatus $40,000

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥93°F today · 23 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,000
• − Mortgage interest: −$6,156
• − Property taxes: −$1,648
• − Insurance: −$550
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$3,197
• Taxable loss: −$1,471
• Est. tax savings @ 24.0%: +$353
• After-tax cash flow: $719/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

+174.8% since first listed

2 events — show timeline

• 2026-05-08 Listed $109,900 BBOR
• 2001-09-17 Sold (Public Records) $40,000 Public Records

Property tax history

+6.8%/yr

Latest (2025): $142 · +43.9% YoY. Source: county tax records.