6550 Tams Hwy · Rhodell, WV 25811

$70,000

3 bd · 1.0 ba · 2,188 sqft · SingleFamily public records · 20 Days on market

Built 1900

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +1.5/5.0

Listing remarks

Welcome to this 2000 sq ft home in Amigo, WV, currently being transformed into a life-size gingerbread house & acirc; & euro; & rdquo; a truly unique opportunity to own something special in the heart of coal country! Property Features: 3 Bedrooms, 2 Bathrooms Option for a 4th bedroom or office space Beautiful hardwood floors throughout Freshly painted in 2023 Spacious layout with tons of potential This home is full of character and creativity, offering a fun and imaginative design that & acirc; & euro; & trade; s already underway. Whether you want to continue the gingerbread theme or bring your own vision to life, this property gives you a blank canvas with pe

Key facts

• Built 1900
• Listed 20 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $173 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 30/100 on livability (#397 in WV) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute 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.
• Market conditions: 1 active listings in the ZIP; 41 units permitted in Raleigh County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($484 loan paydown + $2k appreciation (3.0% local appreciation)).
• Raleigh County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $314/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,950 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.67% ✓
• Cap rate: 14.64%
• Cash-on-cash: 29.80%
• DSCR: 2.33
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 17.6%
• Equity multiple: 2.00×
• Total profit: $19,633
• Equity at exit: $31,475

10-year hold

• IRR: 19.1%
• Equity multiple: 3.79×
• Total profit: $54,707
• Equity at exit: $48,507

Cash invested: $19,600 (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 25811

• Active inventory: 1
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,167 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$39 /mo · $465/yr
• Insurance: −$29
• Flood insurance flood zone: −$314 /mo · $3,765/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $173

Break-even live

Break-even rent $948

Max offer price $70,000

Occupancy floor 80%

Sensitivity live

Price	-10% $213	-5% $193	+0% $173	+5% $153	+10% $133
Rent	-10% $81	-5% $127	+0% $173	+5% $219	+10% $265
Rate	-1.0pp $208	-0.5pp $191	base $173	+0.5pp $155	+1.0pp $136

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-15
   days on market $70,000 Active 20 DOM
2. 2026-06-14
   days on market $70,000 Active 18 DOM
3. 2026-06-12
   days on market $70,000 Active 17 DOM
4. 2026-06-09
   days on market $70,000 Active 14 DOM
5. 2026-06-08
   days on market $70,000 Active 13 DOM
6. 2026-06-07
   days on market $70,000 Active 12 DOM
7. 2026-06-03
   days on market $70,000 Active 8 DOM
8. 2026-06-02
   days on market $70,000 Active 7 DOM
9. 2026-06-01
   days on market $70,000 Active 6 DOM
10. 2026-05-31
    days on market $70,000 Active 5 DOM
11. 2026-05-30
    days on market $70,000 Active 4 DOM
12. 2026-05-26
    listed $70,000 Active
13. 2024-05-16
    soldstatus $115,000
14. 2022-08-29
    soldstatus $30,000

ⓘ 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: $465 · $39/mo
• Projected year-2 tax: $465 · $39/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 10/10 Extreme FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 8 d/yr ≥93°F today · 23 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: $14,002
• − Mortgage interest: −$3,921
• − Property taxes: −$465
• − Insurance: −$4,115
• − Repairs & maintenance: −$1,120
• − Management: −$1,120
• − Depreciation: −$2,036
• Taxable income: $1,224
• Est. tax owed @ 24.0%: −$294
• After-tax cash flow: $1,783/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 — Rhodell

• Score: 30/100
• State rank: #397
• US rank: #27891

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 51
• Population (ZIP): 51

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 (100%)
• Race & ethnicity: White 100%

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: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+133.3% since first listed

3 events — show timeline

• 2026-05-26 Listed $70,000 FSBO.com
• 2024-05-16 Sold (Public Records) $115,000 Public Records
• 2022-08-29 Sold (Public Records) $30,000 Public Records

Property tax history

+28.7%/yr

Latest (2025): $465 · +11.3% YoY. Source: county tax records.