914 Saxon Rd · Bolt, WV 25844

$150,000

3 bd · 2.0 ba · 1,977 sqft · SingleFamily public records · 125 Days on market

Built 1956 1.00 ac lot

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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 +14.9/30.0
• ARV discount +7.5/15.0
• Appreciation +6.8/10.0
• DSCR +4.5/10.0
• 1% rule +3.1/10.0
• Schools +3.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Spacious ranch-style brick home offering 4 bed, 2 baths, and 1977 sq ft of living space, all situated on a level 1-acre lot. This property features a 2 car attached garage and a full unfinished basement, providing excellent storage and future expansion potential. Large laundry/game room, generous room sizes, and original hardwood flooring beneath some of the existing laminate vinyl plank, ready to be brought back to life. Parts of the kitchen have already been updated, and new roof in 2022, giving buyers peace of mind on major expenses. The home offers the convenience of both well and public water, and while it does need some TLC—primarily flooring updates and cosmetic improvements&md

Key facts

• Level 1-acre lot
• Updated kitchen
• 1 acre lot

Tags

• RANCH-STYLE BRICK HOME
• LEVEL 1-ACRE LOT
• FULL UNFINISHED BASEMENT
• LARGE LAUNDRY GAME ROOM
• ORIGINAL HARDWOOD FLOORING
• UPDATED KITCHEN

Property features AI

Exterior

• Parking: Attached garage; 2 garage spaces (covered); Open parking; Asphalt driveway
• Utilities: Well water (private/public listed); Septic tank
• Home design: Residential property
• Construction: Brick and vinyl siding exterior; Asphalt shingle roof; Has basement
• Exterior features: Covered patio; Property has a view; Lot is level to rolling

Interior

• Kitchen: Range; Built-in range; Oven; Dishwasher; Electric water heater
• Bedrooms: 4 main-level bedrooms
• Flooring: Hardwood; Vinyl; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Electric heating; Natural gas heating; Baseboard heating; Ceiling fan(s) for cooling
• Interior features: Eat-in kitchen; High ceilings; Ceiling fans; Insulated windows; Full unfinished basement
• Laundry & utility: Main-level laundry with washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $43 ($518/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 $121k (19.4% below list).
• Recommended offer: $121k (19.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 53/100 on livability (#300 in WV) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing B; Watch: amenities F, commute F, health & safety F.
• Raleigh County Schools (rural): math 29% / reading 42% proficiency, ranked #14 of 55 in WV (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Fairdale Elementary School (math 27% / reading 42%, grade F, #148 of 377 statewide, top 49%, 418 students, 0% FRL); Trap Hill Middle School (math 28% / reading 43%, grade F, #32 of 109 statewide, top 29%, 376 students, 0% FRL); Liberty High School (math 22% / reading 37%, grade F, #69 of 110 statewide, top 71%, 512 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: 5 active listings in the ZIP; 41 units permitted in Raleigh County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.6% local appreciation)).
• Raleigh County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.6% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $120,875 (19.4% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 0.81% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.23%
• DSCR: 1.05
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.58% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.2%
• Equity multiple: 1.61×
• Total profit: $25,439
• Equity at exit: $72,424

10-year hold

• IRR: 12.2%
• Equity multiple: 2.93×
• Total profit: $80,998
• Equity at exit: $115,648

Cash invested: $42,000 (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 25844

• Home prices YoY: 1.6%
• Active inventory: 5
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,209 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$63 /mo · $752/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $43

Break-even live

Break-even rent $1,154

Max offer price $150,000

Occupancy floor 91%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-03
   days on market $150,000 Active 125 DOM
2. 2026-06-02
   days on market $150,000 Active 124 DOM
3. 2026-06-01
   days on market $150,000 Active 123 DOM
4. 2026-05-31
   days on market $150,000 Active 122 DOM
5. 2026-05-30
   days on market $150,000 Active 121 DOM
6. 2026-03-11
   price $150,000
7. 2026-03-01
   price $160,000
8. 2026-01-29
   listed $170,000 Active
9. 2022-05-31
   soldstatus $140,000

ⓘ 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: $752 · $63/mo
• Projected year-2 tax: $885 · $74/mo
• Expected delta: +$133/yr (+$11/mo · 17.7%)

ⓘ 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 3/10 Moderate 7 d/yr ≥93°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 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: $14,505
• − Mortgage interest: −$8,402
• − Property taxes: −$752
• − Insurance: −$750
• − Repairs & maintenance: −$1,160
• − Management: −$1,160
• − Depreciation: −$4,364
• Taxable loss: −$2,083
• Est. tax savings @ 24.0%: +$500
• After-tax cash flow: $1,018/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: Raleigh County Schools
• NCES district ID: 5401230
• Math proficiency: 29% ▼ -8.00%
• Reading proficiency: 42% ▼ -3.00%
• Median HH income: $39,828
• Composite: 29.74/100
• National rank: #6445
• State rank: #14 of 55 in WV

Livability — Bolt

• Score: 53/100
• State rank: #300
• US rank: #24365

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 53
• Population (ZIP): 661

Population outlook (Raleigh County) Hauer SSP2

• Today (2025): 73,505 people
• By 2030: 70,954 · -3.5%
• By 2040: 66,038 · -10.2%
• By 2050: 61,919 · -15.8%
• By 2075: 51,954 · -29.3%
• By 2100: 39,724 · -46.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%

Political lean MEDSL · Raleigh

• 2024 margin: Solid R (+54.3) · D 22.0% · R 76.3% · Other 1.6%
• 2008→2024 swing: -28.5pp toward R · 2008: -25.9pp · 2024: -54.3pp
• All cycles: 2024: R+54.3 2020: R+50.4 2016: R+52.8 2012: R+44.6 2008: R+25.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.58%
• Current HPI: 231.9787
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+7.1% since first listed

4 events — show timeline

• 2026-03-11 Price Changed $150,000 BBOR
• 2026-03-01 Price Changed $160,000 BBOR
• 2026-01-29 Listed $170,000 BBOR
• 2022-05-31 Sold (Public Records) $140,000 Public Records

Property tax history

+7.3%/yr

Latest (2025): $752 · +9.2% YoY. Source: county tax records.