391 Sunset View Rd · Peterstown, WV 24963

$113,000

3 bd · 1.5 ba · 1,436 sqft · SingleFamily public records · 111 Days on market

Built 1960

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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 +25.1/30.0
• DSCR +8.2/10.0
• Appreciation +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Discover this beautifully maintained home on Sunset View Rd. in Bozoo, WV, nestled in the picturesque Monroe County. Make this one a primarty residence, Vacation spot or turn into an AirBnb. The property spans 0.55 acres of level, open, and fenced land. The home features 2 spacious bedrooms and 1.5 baths, complemented by two versatile smaller rooms perfect for an office, or hobby area. The living room boasts a charming masonry wood-burning fireplace, adding warmth and character. The property is enhanced by numerous out-buildings. Revel in the stunning mountain views from this tranquil property, situated on a dead-end road that offers a serene rural country setting, just 5 minutes from town.

Key facts

• 0.55 acres
• Fenced land
• Dead-end road

Tags

• 0.55 ACRES
• FENCED LAND
• MASONRY WOOD-BURNING FIREPLACE
• NUMEROUS OUT-BUILDINGS
• MOUNTAIN VIEWS
• DEAD-END ROAD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $113k.

Deal economics

• At list price, monthly cash flow is $251 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $113k).
• Recommended offer: $103k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#205 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.
• Monroe County Schools (rural): math 27% / reading 35% proficiency, ranked #29 of 55 in WV (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Peterstown Elementary School (math 22% / reading 27%, grade F, #287 of 377 statewide, top 85%, 388 students, 0% FRL); Peterstown Middle School (math 24% / reading 40%, grade F, #46 of 109 statewide, top 46%, 317 students, 0% FRL); James Monroe High School (math 22% / reading 47%, grade F, #42 of 110 statewide, top 47%, 464 students, 0% FRL) — zoned schools average 0% FRL vs 48% district-wide (48 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 39 active listings in the ZIP.

Forward outlook

• In year one you build about $8k of equity ($781 loan paydown + $7k appreciation (6.5% local appreciation)).
• Monroe County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.5% appreciation + 3.0% rent growth), your $32k 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 111 days — a 9% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $102,830 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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: 1.03% ✓
• Cap rate: 8.96%
• Cash-on-cash: 9.53%
• DSCR: 1.42
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.46% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.2%
• Equity multiple: 2.63×
• Total profit: $51,657
• Equity at exit: $74,311

10-year hold

• IRR: 22.6%
• Equity multiple: 5.38×
• Total profit: $138,579
• Equity at exit: $137,681

Cash invested: $31,640 (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 24963

• Home prices YoY: 1.8%
• Active inventory: 39
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,162 medium
• Mortgage (P&I): −$593
• Tax from tax record: −$27 /mo · $328/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $251

Break-even live

Break-even rent $844

Max offer price $113,000

Occupancy floor 73%

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: $28,250
• Closing costs: $3,390
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2025-12-01
   status Pending
2. 2025-11-17
   historical Active Under Contract 699-char remark

   Show marketing remark (699 chars)

   Discover this beautifully maintained home on Sunset View Rd. in Bozoo, WV, nestled in the picturesque Monroe County. Make this one a primarty residence, Vacation spot or turn into an AirBnb. The property spans 0.55 acres of level, open, and fenced land. The home features 2 spacious bedrooms and 1.5 baths, complemented by two versatile smaller rooms perfect for an office, or hobby area. The living room boasts a charming masonry wood-burning fireplace, adding warmth and character. The property is enhanced by numerous out-buildings. Revel in the stunning mountain views from this tranquil property, situated on a dead-end road that offers a serene rural country setting, just 5 minutes from town.

3. 2025-11-17
   historical Active Under Contract

   Show marketing remark (699 chars)

   Discover this beautifully maintained home on Sunset View Rd. in Bozoo, WV, nestled in the picturesque Monroe County. Make this one a primarty residence, Vacation spot or turn into an AirBnb. The property spans 0.55 acres of level, open, and fenced land. The home features 2 spacious bedrooms and 1.5 baths, complemented by two versatile smaller rooms perfect for an office, or hobby area. The living room boasts a charming masonry wood-burning fireplace, adding warmth and character. The property is enhanced by numerous out-buildings. Revel in the stunning mountain views from this tranquil property, situated on a dead-end road that offers a serene rural country setting, just 5 minutes from town.

4. 2025-08-12
   listed $113,000 Active

   Show marketing remark (699 chars)

   Discover this beautifully maintained home on Sunset View Rd. in Bozoo, WV, nestled in the picturesque Monroe County. Make this one a primarty residence, Vacation spot or turn into an AirBnb. The property spans 0.55 acres of level, open, and fenced land. The home features 2 spacious bedrooms and 1.5 baths, complemented by two versatile smaller rooms perfect for an office, or hobby area. The living room boasts a charming masonry wood-burning fireplace, adding warmth and character. The property is enhanced by numerous out-buildings. Revel in the stunning mountain views from this tranquil property, situated on a dead-end road that offers a serene rural country setting, just 5 minutes from town.

5. 2025-08-12
   status Active 699-char remark

   Show marketing remark (699 chars)

   Discover this beautifully maintained home on Sunset View Rd. in Bozoo, WV, nestled in the picturesque Monroe County. Make this one a primarty residence, Vacation spot or turn into an AirBnb. The property spans 0.55 acres of level, open, and fenced land. The home features 2 spacious bedrooms and 1.5 baths, complemented by two versatile smaller rooms perfect for an office, or hobby area. The living room boasts a charming masonry wood-burning fireplace, adding warmth and character. The property is enhanced by numerous out-buildings. Revel in the stunning mountain views from this tranquil property, situated on a dead-end road that offers a serene rural country setting, just 5 minutes from town.

6. 2025-06-15
   historical 699-char remark

   Show marketing remark (699 chars)

   Discover this beautifully maintained home on Sunset View Rd. in Bozoo, WV, nestled in the picturesque Monroe County. Make this one a primarty residence, Vacation spot or turn into an AirBnb. The property spans 0.55 acres of level, open, and fenced land. The home features 2 spacious bedrooms and 1.5 baths, complemented by two versatile smaller rooms perfect for an office, or hobby area. The living room boasts a charming masonry wood-burning fireplace, adding warmth and character. The property is enhanced by numerous out-buildings. Revel in the stunning mountain views from this tranquil property, situated on a dead-end road that offers a serene rural country setting, just 5 minutes from town.

7. 2023-06-14
   listed $113,000 Active 699-char remark

   Show marketing remark (699 chars)

   Discover this beautifully maintained home on Sunset View Rd. in Bozoo, WV, nestled in the picturesque Monroe County. Make this one a primarty residence, Vacation spot or turn into an AirBnb. The property spans 0.55 acres of level, open, and fenced land. The home features 2 spacious bedrooms and 1.5 baths, complemented by two versatile smaller rooms perfect for an office, or hobby area. The living room boasts a charming masonry wood-burning fireplace, adding warmth and character. The property is enhanced by numerous out-buildings. Revel in the stunning mountain views from this tranquil property, situated on a dead-end road that offers a serene rural country setting, just 5 minutes from town.

ⓘ 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: $328 · $27/mo
• Projected year-2 tax: $667 · $56/mo
• Expected delta: +$339/yr (+$28/mo · 103.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 3/10 Moderate 6 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $13,948
• − Mortgage interest: −$6,330
• − Property taxes: −$328
• − Insurance: −$565
• − Repairs & maintenance: −$1,116
• − Management: −$1,116
• − Depreciation: −$3,287
• Taxable income: $1,207
• Est. tax owed @ 24.0%: −$290
• After-tax cash flow: $2,726/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: Monroe County Schools
• NCES district ID: 5400960
• Math proficiency: 27% ▼ -9.00%
• Reading proficiency: 35% ▼ -8.00%
• Median HH income: $37,855
• Composite: 25.85/100
• National rank: #7351
• State rank: #29 of 55 in WV

Livability — Peterstown

• Score: 61/100
• State rank: #205
• US rank: #18147

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,860

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 13,411 people
• By 2030: 13,266 · -1.1%
• By 2040: 12,829 · -4.3%
• By 2050: 12,174 · -9.2%
• By 2075: 10,395 · -22.5%
• By 2100: 7,805 · -41.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Black 2%
• Common ancestry: Lithuanian 4% Portuguese 2% Romanian 1%
• Foreign-born: 0%

Political lean MEDSL · Monroe

• 2024 margin: Solid R (+61.8) · D 18.1% · R 79.9% · Other 1.9%
• 2008→2024 swing: -37.0pp toward R · 2008: -24.8pp · 2024: -61.8pp
• All cycles: 2024: R+61.8 2020: R+57.4 2016: R+57.3 2012: R+41.3 2008: R+24.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.46%
• Current HPI: 358.6575
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+0.0% since first listed

7 events — show timeline

• 2025-12-01 Pending — GVBOR
• 2025-11-17 Contingent — MTCBOR
• 2025-11-17 Contingent — GVBOR
• 2025-08-12 Listed $113,000 GVBOR
• 2025-08-12 Relisted — MTCBOR
• 2025-06-15 Delisted — MTCBOR
• 2023-06-14 Listed $113,000 MTCBOR

Property tax history

+19.1%/yr

Latest (2025): $328 · +5.1% YoY. Source: county tax records.