408 Fairview St · Mullens, WV 25882

$59,500

3 bd · 1.5 ba · 1,325 sqft · SingleFamily public records · 431 Days on market

Built 1942 0.49 ac lot Est $77k · 23% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

This 3-bedroom, 1.5 bathroom offers hardwood floors, new electrical, and a new water heater. Only 14.6 miles to the ATV Trail Head. Only 21 miles to Beckley, WV! THIS IS A MUST SEE!! GIVE US A CALL TODAY!!

Key facts

• New water heater
• New electrical
• Hardwood floors

Tags

• HARDWOOD FLOORS
• NEW ELECTRICAL
• NEW WATER HEATER

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Two-story single-family residence; Residential property
• Construction: Aluminum siding
• Exterior features: Shingle roof; Cleared, irregular, level to sloped lot

Interior

• Flooring: Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Wood flooring; Crawl space and partial basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $523 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $52k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#151 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, schools D-, amenities F.
• Wyoming County Schools (rural): math 20% / reading 38% proficiency, ranked #37 of 55 in WV (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 4 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($411 loan paydown + $3k appreciation (5.2% local appreciation)).
• Wyoming County population projected at -34% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.2% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 9, 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 431 days — a 12% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $14k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $7k; list at $60k implies a 726% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $52,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 431 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1942 — 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. 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: 2.02% ✓
• Cap rate: 16.83%
• Cash-on-cash: 37.64%
• DSCR: 2.67
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $76,850
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
402 Fairview St	0.03mi	2/1.5 (-1)	1,336 (+1%)	9mo	$35,000	$26	85
404 Fairview St	0.02mi	2/1.0 (-1)	1,279 (-4%)	2mo	$70,000	$55	85
1012 Parsons Dr	0.54mi	3/1.5	1,344 (+1%)	13mo	$127,000	$94	62
616 Florence St	0.37mi	3/2.0	1,454 (+10%)	24mo	$85,000	$58	44

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

Projected returns pro-forma

5.22% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 46.5%
• Equity multiple: 3.87×
• Total profit: $47,759
• Equity at exit: $34,504

10-year hold

• IRR: 44.2%
• Equity multiple: 7.92×
• Total profit: $115,330
• Equity at exit: $60,209

Cash invested: $16,660 (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 25882

• Home prices YoY: 3.8%
• Active inventory: 4
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,201 medium
• Mortgage (P&I): −$312
• Tax from tax record: −$90 /mo · $1,077/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $523

Break-even live

Break-even rent $540

Max offer price $59,500

Occupancy floor 52%

Sensitivity live

Price	-10% $556	-5% $539	+0% $523	+5% $506	+10% $489
Rent	-10% $428	-5% $475	+0% $523	+5% $570	+10% $617
Rate	-1.0pp $552	-0.5pp $538	base $523	+0.5pp $507	+1.0pp $491

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: $14,875
• Closing costs: $1,785
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $59,500 Active 431 DOM
2. 2026-06-21
   days on market $59,500 Active 430 DOM
3. 2026-06-18
   days on market $59,500 Active 428 DOM
4. 2026-06-17
   days on market $59,500 Active 427 DOM
5. 2026-06-16
   days on market $59,500 Active 426 DOM
6. 2026-06-15
   days on market $59,500 Active 425 DOM
7. 2026-06-15
   days on market $59,500 Active 424 DOM
8. 2026-06-13
   days on market $59,500 Active 423 DOM
9. 2026-06-12
   days on market $59,500 Active 422 DOM
10. 2026-06-09
    days on market $59,500 Active 419 DOM
11. 2026-06-08
    days on market $59,500 Active 418 DOM
12. 2026-06-08
    days on market $59,500 Active 417 DOM
13. 2026-06-07
    days on market $59,500 Active 416 DOM
14. 2026-06-04
    days on market $59,500 Active 414 DOM
15. 2026-06-03
    days on market $59,500 Active 413 DOM
16. 2026-06-02
    days on market $59,500 Active 412 DOM
17. 2026-06-01
    days on market $59,500 Active 411 DOM
18. 2026-05-31
    days on market $59,500 Active 410 DOM
19. 2026-03-09
    price $59,500
20. 2026-01-14
    price $64,900
21. 2025-11-10
    price $69,000
22. 2025-04-16
    listed $74,000 Active
23. 2020-07-21
    soldstatus $7,200
24. 2020-06-29
    soldstatus $7,200
25. 2020-02-07
    listed $7,200
26. 2019-08-16
    soldstatus $24,500

ⓘ 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: $1,077 · $90/mo
• Projected year-2 tax: $1,077 · $90/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 8 d/yr ≥94°F today · 24 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% 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: $14,417
• − Mortgage interest: −$3,333
• − Property taxes: −$1,077
• − Insurance: −$298
• − Repairs & maintenance: −$1,153
• − Management: −$1,153
• − Depreciation: −$1,731
• Taxable income: $5,671
• Est. tax owed @ 24.0%: −$1,361
• After-tax cash flow: $4,909/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: Wyoming County Schools
• NCES district ID: 5401650
• Math proficiency: 20% ▼ -11.00%
• Reading proficiency: 38% ▼ -8.00%
• Median HH income: $35,763
• Composite: 23.94/100
• National rank: #7783
• State rank: #37 of 55 in WV

Livability — Mullens

• Score: 64/100
• State rank: #151
• US rank: #14668

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mullens, WV
• Population (ZIP): 2,361

Population outlook (Wyoming County) Hauer SSP2

• Today (2025): 19,301 people
• By 2030: 17,775 · -7.9%
• By 2040: 14,923 · -22.7%
• By 2050: 12,703 · -34.2%
• By 2075: 8,812 · -54.3%
• By 2100: 6,146 · -68.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Black 4% Hispanic / Latino 3%
• Common ancestry: Italian 15% Iranian 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Wyoming

• 2024 margin: Solid R (+73.0) · D 12.9% · R 86.0% · Other 1.1%
• 2008→2024 swing: -48.0pp toward R · 2008: -25.1pp · 2024: -73.0pp
• All cycles: 2024: R+73.0 2020: R+72.1 2016: R+70.0 2012: R+55.7 2008: R+25.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.22%
• Current HPI: 142.1611
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+142.9% since first listed

8 events — show timeline

• 2026-03-09 Price Changed $59,500 SWVAR
• 2026-01-14 Price Changed $64,900 SWVAR
• 2025-11-10 Price Changed $69,000 SWVAR
• 2025-04-16 Listed $74,000 SWVAR
• 2020-07-21 Sold (Public Records) $7,200 Public Records
• 2020-06-29 Sold (MLS) $7,200 BBOR
• 2020-02-07 Listed $7,200 BBOR
• 2019-08-16 Sold (Public Records) $24,500 Public Records

Property tax history

+15.0%/yr

Latest (2025): $1,077 · +534.1% YoY. Source: county tax records.