479 Abney Rd · Coal City, WV 25823

$62,000

2 bd · 1.0 ba · 864 sqft · SingleFamily · 106 Days on market

Built 1900 0.41 ac lot

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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 +8.8/10.0
• ARV discount +7.5/15.0
• Appreciation +4.3/10.0
• Schools +3.0/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Nice 2 bedroom 1 bath home situated on 2 lots. The extra vacant lot would be possible for another home-site, gardening or recreation.

Key facts

• Possible home-site
• Extra vacant lot
• 0.41 acre lot

Tags

• EXTRA VACANT LOT
• POSSIBLE HOME-SITE

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Septic tank sewer
• Home design: Residential property; Rolling topography/rolling slope lot; R zoning
• Construction: Vinyl siding; Shingle roof
• Exterior features: Garden; Covered patio/porch

Interior

• Kitchen: Cooktop; Refrigerator
• Bedrooms: 5 bedrooms on the main level
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Eat-in kitchen; Crawl space basement; Has view
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $62k.

Deal economics

• At list price, monthly cash flow is $249 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($858 rent vs $62k).
• Recommended offer: $56k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#315 in WV) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+; Watch: housing C-, 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.
• 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: 6 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 (-1.5%/yr); year-one equity from $429 of loan paydown is wiped out by about $926 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 (-1.5% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $56,420 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 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 1900 — 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: 1.38% ✓
• Cap rate: 11.12%
• Cash-on-cash: 17.24%
• DSCR: 1.77
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.49% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.0%
• Equity multiple: 1.57×
• Total profit: $9,854
• Equity at exit: $13,508

10-year hold

• IRR: 19.6%
• Equity multiple: 2.89×
• Total profit: $32,751
• Equity at exit: $12,976

Cash invested: $17,360 (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 25823

• Home prices YoY: -0.7%
• Active inventory: 6
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $858 medium
• Mortgage (P&I): −$325
• Tax est. 1.5%: −$78 /mo · $930/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $249

Break-even live

Break-even rent $542

Max offer price $62,000

Occupancy floor 66%

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: $15,500
• Closing costs: $1,860
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $62,000 Active 106 DOM
2. 2026-06-18
   days on market $62,000 Active 105 DOM
3. 2026-06-17
   days on market $62,000 Active 104 DOM
4. 2026-06-16
   days on market $62,000 Active 103 DOM
5. 2026-06-15
   days on market $62,000 Active 102 DOM
6. 2026-06-14
   days on market $62,000 Active 100 DOM
7. 2026-06-12
   days on market $62,000 Active 99 DOM
8. 2026-06-09
   days on market $62,000 Active 96 DOM
9. 2026-06-08
   days on market $62,000 Active 95 DOM
10. 2026-06-07
    days on market $62,000 Active 94 DOM
11. 2026-06-03
    days on market $62,000 Active 90 DOM
12. 2026-06-02
    days on market $62,000 Active 89 DOM
13. 2026-06-01
    days on market $62,000 Active 88 DOM
14. 2026-05-31
    days on market $62,000 Active 87 DOM
15. 2026-05-30
    days on market $62,000 Active 86 DOM
16. 2026-03-04
    listed $62,000 Active
17. 2025-08-20
    price
18. 2025-04-30
    price
19. 2025-03-18
    listed 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 5/10 Major
• 🌡 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: $10,296
• − Mortgage interest: −$3,473
• − Property taxes: −$930
• − Insurance: −$310
• − Repairs & maintenance: −$824
• − Management: −$824
• − Depreciation: −$1,804
• Taxable income: $2,132
• Est. tax owed @ 24.0%: −$512
• After-tax cash flow: $2,480/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 — Coal City

• Score: 52/100
• State rank: #315
• US rank: #25133

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coal City, WV
• Population (ZIP): 419

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%
• Common ancestry: Slovak 28%

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: ▼ -1.49%
• Current HPI: 208.6663
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

4 events — show timeline

• 2026-03-04 Listed $62,000 BBOR
• 2025-08-20 Price Changed — BBOR
• 2025-04-30 Price Changed — BBOR
• 2025-03-18 Listed — BBOR