661 Northview Ave · Princeton, WV 24740

$90,000

2 bd · 1.5 ba · 720 sqft · SingleFamily · 10 Days on market

Built 1976 Good condition 6,973 sqft lot Est $125k · 28% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +14.3/30.0
• Appreciation +10.0/10.0
• DSCR +4.4/10.0
• 1% rule +4.0/10.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0

Listing remarks

Conveniently located to shopping, schools, and more - this single wide features a great location, newer roof (2023), and some other updates. Located near the end of a quiet dead end street. Call or text to schedule your showing today!

Key facts

• 6,973 sq ft lot
• Built 1976
• Listed 9 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single wide mobile home; Residential property
• Construction: Vinyl siding; Metal roof; Built as above-grade finished living space of 720 (square feet)
• Exterior features: No notable exterior features listed; Has view; Level lot

Interior

• Kitchen: Cooktop; Refrigerator
• Bedrooms: 3 total rooms (includes bedrooms and living areas)
• Flooring: Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating; Propane heating; No cooling
• Interior features: Eat-in kitchen; No basement
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $17 ($200/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 $81k (10.2% below list).
• Recommended offer: $81k (10.2% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.7% in Princeton — 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 (#53 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities D, commute F, employment F.
• Mercer County Schools (town): math 26% / reading 37% proficiency, ranked #28 of 55 in WV (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Princeton Primary School (499 students, 0% FRL); Princeton Middle School (math 21% / reading 27%, grade F, #89 of 109 statewide, top 82%, 503 students, 0% FRL); Princeton Senior High School (math 32% / reading 52%, grade F, #14 of 110 statewide, top 16%, 983 students, 0% FRL) — zoned schools average 0% FRL vs 54% district-wide (54 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 48 active listings in the ZIP; lower-income renter base — watch delinquency; 4 units permitted in Mercer County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($622 loan paydown + $9k appreciation (10.0% local appreciation)).
• Mercer County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $80,836 (10.2% below list)

Questions for the listing agent

1. Built in 1976 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.90% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.79%
• DSCR: 1.04
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $125,280
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
909A Old Oakvale Rd	0.32mi	2/1.0	750 (+4%)	11mo	$130,500	$174	67
405 Old Oakvale Rd	0.42mi	2/1.0	824 (+14%)	22mo	$95,000	$115	36

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.9%
• Equity multiple: 2.99×
• Total profit: $50,088
• Equity at exit: $81,079

10-year hold

• IRR: 21.9%
• Equity multiple: 6.82×
• Total profit: $146,692
• Equity at exit: $174,850

Cash invested: $25,200 (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 24740

• Home prices YoY: 7.1%
• Active inventory: 48
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $808 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$170
• Net cashflow: $17

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 93%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-19
   days on market $90,000 Active 10 DOM
2. 2026-06-18
   days on market $90,000 Active 9 DOM
3. 2026-06-17
   days on market $90,000 Active 8 DOM
4. 2026-06-16
   days on market $90,000 Active 7 DOM
5. 2026-06-15
   days on market $90,000 Active 6 DOM
6. 2026-06-14
   days on market $90,000 Active 4 DOM
7. 2026-06-12
   remarks 234-char remark
8. 2026-06-12
   listed $90,000 Active 3 DOM

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 20 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: $9,700
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$776
• − Management: −$776
• − Depreciation: −$2,618
• Taxable loss: −$1,311
• Est. tax savings @ 24.0%: +$315
• After-tax cash flow: $514/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This single-wide home is in good condition with a fresh roof and some minor repairs needed. It's conveniently located and has potential for rental or resale value with some updates.

Repairs flagged

• Minor bathroom wall tiles — Some tiles appear loose
• Minor bathroom wall tiles — Some tiles appear loose
• Minor bathroom wall tiles — Some tiles appear loose
• Minor bathroom wall tiles — Some tiles appear loose
• Minor bathroom wall tiles — Some tiles appear loose
• Minor bathroom wall tiles — Some tiles appear loose
• Minor bathroom wall tiles — Some tiles appear loose
• Minor bathroom wall tiles — Some tiles appear loose
• Minor bathroom wall tiles — Some tiles appear loose
• Minor bathroom wall tiles — Some tiles appear loose
• Minor bathroom wall tiles — Some tiles appear loose
• Minor bathroom wall tiles — Some tiles appear loose

Value-add opportunities

• Both Paint touch-ups — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace loose tiles — Fixing loose tiles improves functionality and appearance
• Both Replace loose tiles — Fixing loose tiles improves functionality and appearance
• Both Replace loose tiles — Fixing loose tiles improves functionality and appearance
• Both Replace loose tiles — Fixing loose tiles improves functionality and appearance
• Both Replace loose tiles — Fixing loose tiles improves functionality and appearance
• Both Replace loose tiles — Fixing loose tiles improves functionality and appearance
• Both Replace loose tiles — Fixing loose tiles improves functionality and appearance
• Both Replace loose tiles — Fixing loose tiles improves functionality and appearance
• Both Replace loose tiles — Fixing loose tiles improves functionality and appearance
• Both Replace loose tiles — Fixing loose tiles improves functionality and appearance
• Both Replace loose tiles — Fixing loose tiles improves functionality and appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
bathroom wall tiles · Some tiles appear loose	Minor	$500–3,000
bathroom wall tiles · Some tiles appear loose	Minor	$500–3,000
bathroom wall tiles · Some tiles appear loose	Minor	$500–3,000
bathroom wall tiles · Some tiles appear loose	Minor	$500–3,000
bathroom wall tiles · Some tiles appear loose	Minor	$500–3,000
bathroom wall tiles · Some tiles appear loose	Minor	$500–3,000
bathroom wall tiles · Some tiles appear loose	Minor	$500–3,000
bathroom wall tiles · Some tiles appear loose	Minor	$500–3,000
bathroom wall tiles · Some tiles appear loose	Minor	$500–3,000
bathroom wall tiles · Some tiles appear loose	Minor	$500–3,000
bathroom wall tiles · Some tiles appear loose	Minor	$500–3,000
bathroom wall tiles · Some tiles appear loose	Minor	$500–3,000
Total estimated repair cost · 12 items		$6,000–36,000

Value-add ROI direction

• Both Paint touch-ups — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace loose tiles — Fixing loose tiles improves functionality and appearance ↑
• Both Replace loose tiles — Fixing loose tiles improves functionality and appearance ↑
• Both Replace loose tiles — Fixing loose tiles improves functionality and appearance ↑
• Both Replace loose tiles — Fixing loose tiles improves functionality and appearance ↑
• Both Replace loose tiles — Fixing loose tiles improves functionality and appearance ↑
• Both Replace loose tiles — Fixing loose tiles improves functionality and appearance ↑
• Both Replace loose tiles — Fixing loose tiles improves functionality and appearance ↑
• Both Replace loose tiles — Fixing loose tiles improves functionality and appearance ↑
• Both Replace loose tiles — Fixing loose tiles improves functionality and appearance ↑
• Both Replace loose tiles — Fixing loose tiles improves functionality and appearance ↑
• Both Replace loose tiles — Fixing loose tiles improves functionality and appearance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Mercer County Schools
• NCES district ID: 5400840
• Math proficiency: 26% ▼ -13.00%
• Reading proficiency: 37% ▼ -6.00%
• Median HH income: $35,064
• Composite: 25.98/100
• National rank: #7325
• State rank: #28 of 55 in WV

Livability — Princeton

• Score: 72/100
• State rank: #53
• US rank: #6278

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Mercer County · 33,615 people
• City population: 16,498
• Metro: Bluefield, WV-VA
• Population (ZIP): 16,498
• Household income: $44,793
• Rent vs Own: 36.0% rent · 64.0% own
• Severe rent burden: 438.0

Population outlook (Mercer County) Hauer SSP2

• Today (2025): 57,860 people
• By 2030: 55,781 · -3.6%
• By 2040: 51,365 · -11.2%
• By 2050: 47,476 · -17.9%
• By 2075: 38,851 · -32.9%
• By 2100: 30,053 · -48.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 7% Black 3% Hispanic / Latino 1%
• Common ancestry: Serbian 2% Slovak 1% Italian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Arabic 1%

Political lean MEDSL · Mercer

• 2024 margin: Solid R (+57.3) · D 20.6% · R 77.9% · Other 1.5%
• 2008→2024 swing: -29.8pp toward R · 2008: -27.6pp · 2024: -57.3pp
• All cycles: 2024: R+57.3 2020: R+54.4 2016: R+55.3 2012: R+47.1 2008: R+27.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.67%
• Current HPI: 220.0694
• Rent YoY: —
• Metro: Bluefield, WV-VA
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-09 Listed $90,000 BBOR