200 Mckinley Ave · Princeton, WV 24740

$72,000

2 bd · 1.0 ba · 868 sqft · SingleFamily public records · 67 Days on market

Built 1970 Est $108k · 34% under

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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 +26.7/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +9.2/10.0
• 1% rule +6.6/10.0
• Livability +3.6/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

FANTASTIC PROPERTY! IN A GREAT LOCATION! GREAT INVESTMENT PROPERTY. (SOLD AS IS WHERE IS) PROPERTY HAS A SMALL STUDIO HAS 1 BEDROOM 1 BATH PUBLIC WATER LINES RAN TO THE BUILDING NEEDS TO BE IN STALLED.

Key facts

• Built 1970
• Listed 66 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; 1 story
• Construction: Block and frame construction
• Exterior features: Storm door(s)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; Has cooling (ceiling fan)
• Interior features: Ceiling fan(s); Wood stove; Crawl space basement with exterior entry (unfinished)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $139 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($835 rent vs $72k).
• Recommended offer: $68k (6.0% below list) — sets the bar for market timing.

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+, crime 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.
• Zoned schools: Princeton Primary School (499 students, 0% FRL); Princeton Middle School (math 21% / reading 27%, grade F, #89 of 109 statewide, top 82%, 503 students, 0% FRL); Princeton Senior High School (math 32% / reading 52%, grade F, #14 of 110 statewide, top 16%, 983 students, 0% FRL) — zoned schools average 0% FRL vs 54% district-wide (54 pts lower); this property's tenant base skews higher-income than the district average.
• 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 $8k of equity ($498 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 ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $12k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $37k; list at $72k implies a 95% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,680 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.16% ✓
• Cap rate: 9.54%
• Cash-on-cash: 11.58%
• DSCR: 1.52
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $108,500
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 Mckinley Ave	0.06mi	2/1.0	800 (-8%)	20mo	$100,000	$125	68
411 Reasor Ln	0.38mi	3/1.0 (+1)	861 (-1%)	11mo	$40,000	$46	67
407 Brown St	0.29mi	3/1.0 (+1)	864 (-0%)	19mo	$118,000	$137	65
508 Highland Ave	0.57mi	2/1.0	960 (+11%)	15mo	$64,000	$67	43

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: 30.3%
• Equity multiple: 3.39×
• Total profit: $48,094
• Equity at exit: $64,863

10-year hold

• IRR: 26.3%
• Equity multiple: 7.68×
• Total profit: $134,719
• Equity at exit: $139,880

Cash invested: $20,160 (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: 7.2×

Monthly cashflow live

• Estimated rent: $835 medium
• Mortgage (P&I): −$378
• Tax from tax record: −$58 /mo · $694/yr
• Insurance: −$30
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$175
• Net cashflow: $139

Break-even live

Break-even rent $659

Max offer price $72,000

Occupancy floor 78%

Sensitivity live

Price	-10% $180	-5% $159	+0% $139	+5% $119	+10% $98
Rent	-10% $73	-5% $106	+0% $139	+5% $172	+10% $205
Rate	-1.0pp $175	-0.5pp $157	base $139	+0.5pp $120	+1.0pp $101

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $72,000 Active 67 DOM
2. 2026-06-18
   days on market $72,000 Active 66 DOM
3. 2026-06-17
   days on market $72,000 Active 65 DOM
4. 2026-06-16
   days on market $72,000 Active 64 DOM
5. 2026-06-15
   days on market $72,000 Active 63 DOM
6. 2026-06-14
   days on market $72,000 Active 61 DOM
7. 2026-06-12
   days on market $72,000 Active 60 DOM
8. 2026-06-09
   days on market $72,000 Active 57 DOM
9. 2026-06-08
   days on market $72,000 Active 56 DOM
10. 2026-06-07
    days on market $72,000 Active 55 DOM
11. 2026-06-05
    days on market $72,000 Active 52 DOM
12. 2026-06-02
    days on market $72,000 Active 50 DOM
13. 2026-06-01
    days on market $72,000 Active 49 DOM
14. 2026-05-31
    pricedays on market $72,000 Active 48 DOM
15. 2026-05-30
    days on market $79,900 Active 47 DOM
16. 2026-05-03
    price $79,900
17. 2026-04-13
    listed $84,500 Active
18. 2021-08-20
    soldstatus $37,000 201-char remark

    Show marketing remark (201 chars)

    FANTASTIC PROPERTY! IN A GREAT LOCATION! GREAT INVESTMENT PROPERTY. (SOLD AS IS WHERE IS) PROPERTY HAS A SMALL STUDIO HAS 1 BEDROOM 1 BATH PUBLIC WATER LINES RAN TO THE BUILDING NEEDS TO BE IN STALLED.

19. 2021-06-16
    listed $38,000 201-char remark

    Show marketing remark (201 chars)

    FANTASTIC PROPERTY! IN A GREAT LOCATION! GREAT INVESTMENT PROPERTY. (SOLD AS IS WHERE IS) PROPERTY HAS A SMALL STUDIO HAS 1 BEDROOM 1 BATH PUBLIC WATER LINES RAN TO THE BUILDING NEEDS TO BE IN STALLED.

20. 2000-11-01
    soldstatus $20,000

ⓘ 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: $694 · $58/mo
• Projected year-2 tax: $694 · $58/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 7/10 Severe FEMA zone X (unshaded) · 77% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 20 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: $10,025
• − Mortgage interest: −$4,033
• − Property taxes: −$694
• − Insurance: −$1,026
• − Repairs & maintenance: −$802
• − Management: −$802
• − Depreciation: −$2,095
• Taxable income: $573
• Est. tax owed @ 24.0%: −$137
• After-tax cash flow: $1,531/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

+299.5% since first listed

5 events — show timeline

• 2026-05-03 Price Changed $79,900 MTCBOR
• 2026-04-13 Listed $84,500 MTCBOR
• 2021-08-20 Sold (MLS) $37,000 MTCBOR
• 2021-06-16 Listed $38,000 MTCBOR
• 2000-11-01 Sold (Public Records) $20,000 Public Records

Property tax history

+13.1%/yr

Latest (2025): $694 · +8.3% YoY. Source: county tax records.