323 Bluefield Ave · Princeton, WV 24740

$69,900

3 bd · 2.0 ba · 1,624 sqft · SingleFamily public records · 122 Days on market

Built 1930

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Why this score? — see what drove the B+ 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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

2 Story home near all Princeton has to offer. Walking distance to downtown restaurants and attractions. Master bedroom on the main level. Open kitchen/living room concept.

Key facts

• 2 story home
• Built 1930
• Listed 121 days

Tags

• 2 STORY HOME
• WALKING DISTANCE TO DOWNTOWN

Property features AI

Finance

• Other: Property listed by ONE REALTY GROUP; Directions: From Mercer St turn right onto South 9th, then left onto Bluefield Ave — home will be on the right.

Exterior

• Parking: Gravel parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; 2 stories
• Construction: Frame construction
• Exterior features: Front porch

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating system specified
• Interior features: Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $282 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($997 rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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+, schools 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.
• 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 $7k of equity ($483 loan paydown + $7k 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 $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 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 1930 — 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 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?
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: 1.43% ✓
• Cap rate: 11.14%
• Cash-on-cash: 17.31%
• DSCR: 1.77
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $159,152
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
703 Bluefield Ave	0.20mi	3/2.0	1,659 (+2%)	16mo	$133,000	$80	74
508 Harrison St	0.13mi	3/1.5	1,411 (-13%)	14mo	$144,000	$102	58
1207 E Main St	0.58mi	3/2.0	1,580 (-3%)	14mo	$200,000	$127	57
205 N 1st St	0.26mi	3/1.0	1,507 (-7%)	23mo	$120,000	$80	53
805 Harrison St	0.27mi	3/1.5	1,411 (-13%)	14mo	$144,000	$102	51
201 Walnut St	0.56mi	3/2.0	1,682 (+4%)	23mo	$120,000	$71	49
103 College Ave	0.71mi	4/1.5 (+1)	1,680 (+3%)	21mo	$153,000	$91	37
607 Hale Ave	0.72mi	4/1.5 (+1)	1,776 (+9%)	11mo	$151,300	$85	35
908 Christie Ave	0.67mi	3/2.0	1,395 (-14%)	21mo	$150,500	$108	27
1208 North Walker St	0.70mi	3/3.0	1,824 (+12%)	21mo	$178,000	$98	26

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: 37.1%
• Equity multiple: 3.87×
• Total profit: $56,083
• Equity at exit: $62,971

10-year hold

• IRR: 32.0%
• Equity multiple: 8.72×
• Total profit: $151,068
• Equity at exit: $135,800

Cash invested: $19,572 (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: 5.8×

Monthly cashflow live

• Estimated rent: $997 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$109 /mo · $1,311/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $282

Break-even live

Break-even rent $639

Max offer price $69,900

Occupancy floor 67%

Sensitivity live

Price	-10% $322	-5% $302	+0% $282	+5% $263	+10% $243
Rent	-10% $204	-5% $243	+0% $282	+5% $322	+10% $361
Rate	-1.0pp $318	-0.5pp $300	base $282	+0.5pp $264	+1.0pp $246

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $69,900 Active 122 DOM
2. 2026-06-18
   days on market $69,900 Active 121 DOM
3. 2026-06-17
   days on market $69,900 Active 120 DOM
4. 2026-06-16
   days on market $69,900 Active 119 DOM
5. 2026-06-15
   days on market $69,900 Active 118 DOM
6. 2026-06-14
   days on market $69,900 Active 116 DOM
7. 2026-06-12
   days on market $69,900 Active 115 DOM
8. 2026-06-09
   days on market $69,900 Active 112 DOM
9. 2026-06-08
   days on market $69,900 Active 111 DOM
10. 2026-06-07
    days on market $69,900 Active 110 DOM
11. 2026-06-05
    days on market $69,900 Active 107 DOM
12. 2026-06-02
    days on market $69,900 Active 105 DOM
13. 2026-06-01
    days on market $69,900 Active 104 DOM
14. 2026-05-31
    days on market $69,900 Active 103 DOM
15. 2026-05-30
    days on market $69,900 Active 102 DOM
16. 2026-05-18
    status Active
17. 2026-02-23
    price $69,900
18. 2026-02-13
    listed $79,900 Active
19. 2025-10-24
    listed Active
20. 2025-08-13
    price
21. 2025-07-15
    price
22. 2025-06-11
    price
23. 2025-05-08
    listed Active
24. 2022-12-02
    soldstatus $80,000
25. 2022-11-30
    soldstatus $80,000
26. 2022-09-27
    listed $75,000
27. 1994-11-02
    soldstatus $15,000

ⓘ 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: $1,311 · $109/mo
• Projected year-2 tax: $1,311 · $109/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 3/10 Moderate 8 d/yr ≥91°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: $11,959
• − Mortgage interest: −$3,915
• − Property taxes: −$1,311
• − Insurance: −$350
• − Repairs & maintenance: −$957
• − Management: −$957
• − Depreciation: −$2,033
• Taxable income: $2,436
• Est. tax owed @ 24.0%: −$585
• After-tax cash flow: $2,804/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: 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

• Census place: Princeton, WV
• 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

+366.0% since first listed

12 events — show timeline

• 2026-05-18 Relisted — MTCBOR
• 2026-02-23 Price Changed $69,900 MTCBOR
• 2026-02-13 Listed $79,900 MTCBOR
• 2025-10-24 Listed — MTCBOR
• 2025-08-13 Price Changed — MTCBOR
• 2025-07-15 Price Changed — MTCBOR
• 2025-06-11 Price Changed — MTCBOR
• 2025-05-08 Listed — MTCBOR
• 2022-12-02 Sold (Public Records) $80,000 Public Records
• 2022-11-30 Sold (MLS) $80,000 MTCBOR
• 2022-09-27 Listed $75,000 MTCBOR
• 1994-11-02 Sold (Public Records) $15,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $1,311 · +101.8% YoY. Source: county tax records.