416 Summit St · Sophia, WV 25921

$59,000

2 bd · 1.0 ba · 888 sqft · SingleFamily · 179 Days on market

Built 1935 0.44 ac lot Est $60k · at est. ↓ 11% since listing

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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
• 1% rule +9.4/10.0
• ARV discount +8.5/15.0
• Appreciation +4.6/10.0
• Schools +3.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Investors Special! With a little TLC this 2 bedroom 1 bath home would make a great rental. Or if you're looking for a quaint home to put your own DIY special touch on, this would be the perfect place for you. It has arched doorways, a huge eat in kitchen, a spacious living room, original hardwood floors, & plenty of storage in the attic. Outside there are 2 covered porches to relax on & enjoy the quiet country setting. There are 2 lots, one cleared & the other perfectly wooded for privacy. Plenty of parking as well!

Key facts

• Covered porches
• Plenty of storage
• Huge eat in kitchen

Tags

• HUGE EAT IN KITCHEN
• SPACIOUS LIVING ROOM
• ORIGINAL HARDWOOD FLOORS
• PLENTY OF STORAGE
• COVERED PORCHES
• QUIET COUNTRY SETTING

Property features AI

Exterior

• Parking: Open parking on gravel; no garage
• Utilities: Public water; Public sewer
• Home design: Residential property
• Construction: Vinyl siding; Asphalt roof; Has basement (crawl space, exterior entry, unfinished)
• Exterior features: Garden; Covered porch/patio; Rolling lot/rolling slope; Has a view

Interior

• Kitchen: Eat-in kitchen; Gas water heater
• Bedrooms: 2 main-level bedrooms
• Flooring: Hardwood; Vinyl; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Floor furnace; Ceiling fan(s); no central air
• Interior features: Eat-in kitchen; Ceiling fans; Window coverings and blinds; Gas water heater
• Laundry & utility: Washer hookup; Unfinished basement with exterior entry and crawl space

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $265 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($852 rent vs $59k).
• Recommended offer: $52k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#260 in WV) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment 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: Coal City Elementary (math 22% / reading 27%, grade F, #287 of 377 statewide, top 85%, 374 students, 0% FRL); Independence Middle School (math 33% / reading 52%, grade D-, #13 of 109 statewide, top 13%, 477 students, 0% FRL); Independence High School (math 12% / reading 37%, grade F, #91 of 110 statewide, top 85%, 572 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: 3 active listings in the ZIP; 41 units permitted in Raleigh County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-0.9%/yr); year-one equity from $408 of loan paydown is wiped out by about $509 of value loss. Plan a longer hold.
• Raleigh County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.9% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 179 days — a 12% lower offer ($52k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $51,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 179 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 1935 — 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. 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: 1.44% ✓
• Cap rate: 11.69%
• Cash-on-cash: 19.28%
• DSCR: 1.86
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $60,384
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 Summit St	0.11mi	2/1.0	968 (+9%)	18mo	$39,950	$41	65
118 Thorn St	0.30mi	2/1.5	980 (+10%)	5mo	$106,000	$108	63
128 Dunn St	0.57mi	2/1.0	768 (-14%)	3mo	$52,500	$68	48
129 Maple Ave	0.59mi	3/1.0 (+1)	768 (-14%)	11mo	$12,000	$16	36

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

Projected returns pro-forma

-0.86% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.0%
• Equity multiple: 1.78×
• Total profit: $12,837
• Equity at exit: $14,629

10-year hold

• IRR: 22.5%
• Equity multiple: 3.31×
• Total profit: $38,179
• Equity at exit: $15,694

Cash invested: $16,520 (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 25921

• Home prices YoY: -0.3%
• Active inventory: 3
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $852 medium
• Mortgage (P&I): −$309
• Tax est. 1.5%: −$74 /mo · $885/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $265

Break-even live

Break-even rent $516

Max offer price $59,000

Occupancy floor 64%

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $59,000 Active 179 DOM
2. 2026-06-18
   days on market $59,000 Active 178 DOM
3. 2026-06-17
   days on market $59,000 Active 177 DOM
4. 2026-06-16
   days on market $59,000 Active 176 DOM
5. 2026-06-15
   days on market $59,000 Active 175 DOM
6. 2026-06-14
   days on market $59,000 Active 173 DOM
7. 2026-06-12
   days on market $59,000 Active 172 DOM
8. 2026-06-09
   days on market $59,000 Active 169 DOM
9. 2026-06-08
   days on market $59,000 Active 168 DOM
10. 2026-06-07
    pricedays on market $59,000 Active 167 DOM
11. 2026-06-03
    days on market $67,000 Active 163 DOM
12. 2026-06-02
    days on market $67,000 Active 162 DOM
13. 2026-06-01
    days on market $67,000 Active 161 DOM
14. 2026-05-31
    days on market $67,000 Active 160 DOM
15. 2026-05-30
    days on market $67,000 Active 159 DOM
16. 2026-01-07
    price $67,000
17. 2025-12-22
    listed $75,000 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,225
• − Mortgage interest: −$3,305
• − Property taxes: −$885
• − Insurance: −$295
• − Repairs & maintenance: −$818
• − Management: −$818
• − Depreciation: −$1,716
• Taxable income: $2,387
• Est. tax owed @ 24.0%: −$573
• After-tax cash flow: $2,612/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 — Sophia

• Score: 57/100
• State rank: #260
• US rank: #22313

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sophia, WV
• Population (ZIP): 2,820

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 (94%)
• Race & ethnicity: White 94% Black 6%
• Common ancestry: Serbian 2% Swiss 2% Portuguese 2%
• Foreign-born: 2%
• Languages at home: 99% English-only · Spanish 1%

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: ▼ -0.86%
• Current HPI: 285.3708
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-10.7% since first listed

2 events — show timeline

• 2026-01-07 Price Changed $67,000 BBOR
• 2025-12-22 Listed $75,000 BBOR