67 Maple Ct

Ravenswood, WV 26164

$107,000C+

3 bd · 2.0 ba · 1,040 sqft · Built 1993 · Manufactured · Pending · 2 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,064/mo
• Mortgage (P&I): −$561
• Tax + insurance: −$389
• HOA: −$0
• Vac / Maint / Mgmt: −$223
• Net cashflow: $-110/mo
• Annual: $-1,316/yr
• Cap rate: 8.58%
• Cash-on-cash: 8.17%
• DSCR: 1.36
• 1% rule: 0.99%
• Cash to close: $29,960

Investor read

• This is a 3-bed/2.0-bath manufactured listed at $107k.
• At list price, monthly cash flow is $-110 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $88k (18.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $106k (0.5% below list).
• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Recommended offer: $88k (18.1% below list) — sets the bar for cash-flow.
• In year one you build about $2k of equity ($740 loan paydown + $1k appreciation (1.1% local appreciation)).
• Location reads 64/100 on livability (#137 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: health & safety D, amenities F, commute F.
• Jackson County Schools (town): math 38% / reading 45% proficiency, ranked #4 of 55 in WV (top 7%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ravenswood Grade School (math 51% / reading 38%, grade F, #71 of 377 statewide, top 22%, 253 students, 0% FRL); Ravenswood Middle School (math 38% / reading 43%, grade F, #16 of 109 statewide, top 16%, 321 students, 0% FRL); Ravenswood High School (math 12% / reading 47%, grade F, #69 of 110 statewide, top 71%, 429 students, 0% FRL) — zoned schools average 0% FRL vs 41% district-wide (41 pts lower); this property's tenant base skews higher-income than the district average.
• Watch-outs: flood insurance adds $314/mo.
• Market conditions: 34 active listings in the ZIP; 1 units permitted in Jackson County in 2024 (0 in 5+ unit buildings).
• Jackson County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Questions for listing agent

• What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
• What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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.
• 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.
• 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.