149 Rt 65 · Kermit, WV 25661

$20,000

2 bd · 1.0 ba · 1,228 sqft · SingleFamily · 239 Days on market

Built 1940 1.00 ac lot ↓ 43% since listing

---

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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.4/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

2-Bedroom Home with Great Potential on 1 Acre Lot. Located conveniently between Lenore and Naugatuck along Rt. 65, this 2-bedroom, 1-bath home offers a wonderful opportunity for investors or buyers looking for a project with great upside. Sitting on a 1-acre lot, the property provides ample outdoor space and privacy while still being just 5 minutes from Lenore K-8 School and Tug Valley High School. The home features a 2-car carport with an attached storage area, perfect for keeping vehicles protected and tools organized. With a little TLC, this property could make a cozy primary residence or a solid rental investment.

Key facts

• Privacy
• 2 car carport
• 1 acre lot

Tags

• 1 ACRE LOT
• OUTDOOR SPACE
• PRIVACY
• 2 CAR CARPORT
• ATTACHED STORAGE AREA
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Utilities: Public water; Septic tank sewer
• Home design: Single family residence; One story
• Construction: Vinyl siding; Shingle roof
• Exterior features: Covered porch; Patio/porch area; Storage structure

Interior

• Kitchen: Refrigerator; Cooktop
• Bedrooms: 6 total rooms (includes all bedrooms/rooms)
• Flooring: Hardwood floors; Vinyl flooring
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Insulated windows; Partial basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $681 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Recommended offer: $18k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#207 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime B; Watch: amenities F, commute F, employment F.
• Mingo County Schools (rural): math 21% / reading 36% proficiency, ranked #42 of 55 in WV (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Tug Valley High School (math 15% / reading 44%, grade F, #66 of 110 statewide, top 61%, 382 students, 0% FRL) — zoned schools average 0% FRL vs 55% district-wide (55 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 19 active listings in the ZIP.

Forward outlook

• In year one you build about $685 of equity ($138 loan paydown + $547 appreciation (2.7% local appreciation)).
• Mingo County population projected at -37% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 239 days — a 12% lower offer ($18k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $17,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 239 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 1940 — 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 F-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: 5.18% ✓
• Cap rate: 47.15%
• Cash-on-cash: 145.92%
• DSCR: 7.49
• GRM: 1.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.73% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 9.13×
• Total profit: $45,516
• Equity at exit: $8,694

10-year hold

• IRR: —
• Equity multiple: 19.15×
• Total profit: $101,625
• Equity at exit: $13,170

Cash invested: $5,600 (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 25661

• Home prices YoY: 2.1%
• Active inventory: 19
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $1,037 medium
• Mortgage (P&I): −$105
• Tax est. 1.5%: −$25 /mo · $300/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $681

Break-even live

Break-even rent $175

Max offer price $20,000

Occupancy floor 29%

Sensitivity live

Price	-10% $695	-5% $688	+0% $681	+5% $674	+10% $667
Rent	-10% $599	-5% $640	+0% $681	+5% $722	+10% $763
Rate	-1.0pp $691	-0.5pp $686	base $681	+0.5pp $676	+1.0pp $671

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   statusdays on market $20,000 Pending 239 DOM
2. 2026-06-18
   days on market $20,000 Active 238 DOM
3. 2026-06-17
   days on market $20,000 Active 237 DOM
4. 2026-06-16
   days on market $20,000 Active 236 DOM
5. 2026-06-15
   days on market $20,000 Active 235 DOM
6. 2026-06-15
   days on market $20,000 Active 234 DOM
7. 2026-06-13
   days on market $20,000 Active 233 DOM
8. 2026-06-12
   days on market $20,000 Active 232 DOM
9. 2026-06-09
   days on market $20,000 Active 229 DOM
10. 2026-06-08
    days on market $20,000 Active 228 DOM
11. 2026-06-08
    days on market $20,000 Active 227 DOM
12. 2026-06-07
    days on market $20,000 Active 226 DOM
13. 2026-06-04
    days on market $20,000 Active 224 DOM
14. 2026-06-03
    days on market $20,000 Active 223 DOM
15. 2026-06-02
    days on market $20,000 Active 222 DOM
16. 2026-06-01
    days on market $20,000 Active 221 DOM
17. 2026-05-31
    days on market $20,000 Active 220 DOM
18. 2026-05-21
    price $20,000
19. 2025-10-23
    listed $35,000 Active

ⓘ 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 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 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: $12,443
• − Mortgage interest: −$1,120
• − Property taxes: −$300
• − Insurance: −$100
• − Repairs & maintenance: −$995
• − Management: −$995
• − Depreciation: −$582
• Taxable income: $8,350
• Est. tax owed @ 24.0%: −$2,004
• After-tax cash flow: $6,168/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: Mingo County Schools
• NCES district ID: 5400900
• Math proficiency: 21% ▼ -14.00%
• Reading proficiency: 36% ▼ -6.00%
• Median HH income: $32,574
• Composite: 23.24/100
• National rank: #7937
• State rank: #42 of 55 in WV

Livability — Kermit

• Score: 61/100
• State rank: #207
• US rank: #18318

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,485

Population outlook (Mingo County) Hauer SSP2

• Today (2025): 21,874 people
• By 2030: 20,048 · -8.3%
• By 2040: 16,653 · -23.9%
• By 2050: 13,842 · -36.7%
• By 2075: 8,629 · -60.6%
• By 2100: 5,142 · -76.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Black 6%
• Common ancestry: Serbian 2% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Mingo

• 2024 margin: Solid R (+73.8) · D 12.5% · R 86.3% · Other 1.2%
• 2008→2024 swing: -61.7pp toward R · 2008: -12.1pp · 2024: -73.8pp
• All cycles: 2024: R+73.8 2020: R+71.3 2016: R+68.8 2012: R+42.5 2008: R+12.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.73%
• Current HPI: 134.3708
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-42.9% since first listed

2 events — show timeline

• 2026-05-21 Price Changed $20,000 EKAR
• 2025-10-23 Listed $35,000 EKAR