6950 Wood School Rd · Apple Grove, WV 25515

$69,900

4 bd · 2.0 ba · 2,532 sqft · SingleFamily public records · 98 Days on market

Built 2000 1.20 ac lot $28/sqft · 73% below area

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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
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Spacious doublewide home on a permanent foundation offering generous square footage, and excellent potential. The property features a newer roof and deck-style porch. Inside, the home offers a large, functional layout but will require renovation and finishing work, making it an ideal value-add opportunity for investors or buyers looking to customize. Conveniently located just minutes from Nucor Steel and positioned in a high-demand workforce housing area between Huntington and Point Pleasant, this property is well-suited for a rental, flip, or primary residence with equity upside. Additional opportunity: The adjoining income-producing property (nearly 4 acres with multiple units) is also available and can be purchased together as a package deal, offering expanded income and investment potential. See photos for the rest of the story. ..

Key facts

• Layout opportunity
• Double wide home
• Newer roof

Tags

• DOUBLE WIDE HOME
• PERMANENT FOUNDATION
• NEWER ROOF
• NEWER DECK STYLE PORCH
• GENEROUS LIVING SPACE
• LAYOUT OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $477 ($6k/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: $64k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#169 in WV) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Mason County Schools (town): math 20% / reading 33% proficiency, ranked #44 of 55 in WV (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 11 active listings in the ZIP; 3 units permitted in Mason County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $4k of equity ($483 loan paydown + $4k appreciation (5.3% local appreciation)).
• Mason County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.3% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,609 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.84% ✓
• Cap rate: 15.63%
• Cash-on-cash: 33.33%
• DSCR: 2.48
• GRM: 4.5

CMA / ARV

• ARV (median comp): $208,000
• List price: $69,900
• Delta: -66.39%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

5.27% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.0%
• Equity multiple: 3.43×
• Total profit: $47,632
• Equity at exit: $40,751

10-year hold

• IRR: 36.9%
• Equity multiple: 7.00×
• Total profit: $117,343
• Equity at exit: $71,292

Cash invested: $19,572 (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 25515

• Home prices YoY: 3.2%
• Active inventory: 11
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,287 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$77 /mo · $928/yr
• Insurance: −$29
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $477

Break-even live

Break-even rent $683

Max offer price $69,900

Occupancy floor 58%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $69,900 Active 98 DOM
2. 2026-06-18
   days on market $69,900 Active 97 DOM
3. 2026-06-17
   days on market $69,900 Active 96 DOM
4. 2026-06-16
   days on market $69,900 Active 95 DOM
5. 2026-06-15
   days on market $69,900 Active 94 DOM
6. 2026-06-14
   days on market $69,900 Active 92 DOM
7. 2026-06-12
   days on market $69,900 Active 91 DOM
8. 2026-06-09
   days on market $69,900 Active 88 DOM
9. 2026-06-08
   days on market $69,900 Active 87 DOM
10. 2026-06-07
    days on market $69,900 Active 86 DOM
11. 2026-06-05
    days on market $69,900 Active 83 DOM
12. 2026-06-03
    days on market $69,900 Active 82 DOM
13. 2026-06-02
    days on market $69,900 Active 81 DOM
14. 2026-06-01
    days on market $69,900 Active 80 DOM
15. 2026-05-31
    days on market $69,900 Active 79 DOM
16. 2026-05-30
    days on market $69,900 Active 78 DOM
17. 2026-04-05
    price $69,900 847-char remark

    Show marketing remark (847 chars)

    Spacious doublewide home on a permanent foundation offering generous square footage, and excellent potential. The property features a newer roof and deck-style porch. Inside, the home offers a large, functional layout but will require renovation and finishing work, making it an ideal value-add opportunity for investors or buyers looking to customize. Conveniently located just minutes from Nucor Steel and positioned in a high-demand workforce housing area between Huntington and Point Pleasant, this property is well-suited for a rental, flip, or primary residence with equity upside. Additional opportunity: The adjoining income-producing property (nearly 4 acres with multiple units) is also available and can be purchased together as a package deal, offering expanded income and investment potential. See photos for the rest of the story. ..

18. 2026-03-08
    listed $89,900 Active 847-char remark

    Show marketing remark (847 chars)

    Spacious doublewide home on a permanent foundation offering generous square footage, and excellent potential. The property features a newer roof and deck-style porch. Inside, the home offers a large, functional layout but will require renovation and finishing work, making it an ideal value-add opportunity for investors or buyers looking to customize. Conveniently located just minutes from Nucor Steel and positioned in a high-demand workforce housing area between Huntington and Point Pleasant, this property is well-suited for a rental, flip, or primary residence with equity upside. Additional opportunity: The adjoining income-producing property (nearly 4 acres with multiple units) is also available and can be purchased together as a package deal, offering expanded income and investment potential. See photos for the rest of the story. ..

19. 2006-10-10
    soldstatus $65,000

ⓘ 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: $928 · $77/mo
• Projected year-2 tax: $928 · $77/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 X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $15,443
• − Mortgage interest: −$3,915
• − Property taxes: −$928
• − Insurance: −$1,147
• − Repairs & maintenance: −$1,235
• − Management: −$1,235
• − Depreciation: −$2,033
• Taxable income: $4,949
• Est. tax owed @ 24.0%: −$1,188
• After-tax cash flow: $4,539/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: Mason County Schools
• NCES district ID: 5400780
• Math proficiency: 20% ▼ -13.00%
• Reading proficiency: 33% ▼ -10.00%
• Median HH income: $37,623
• Composite: 22.07/100
• National rank: #8191
• State rank: #44 of 55 in WV

Livability — Apple Grove

• Score: 63/100
• State rank: #169
• US rank: #15690

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Mason · 14,594 people
• Population (ZIP): 2,319
• Household income: $46,237
• Rent vs Own: 12.6% rent · 87.4% own

Population outlook (Mason County) Hauer SSP2

• Today (2025): 26,174 people
• By 2030: 25,482 · -2.6%
• By 2040: 23,934 · -8.6%
• By 2050: 22,432 · -14.3%
• By 2075: 19,241 · -26.5%
• By 2100: 15,427 · -41.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 7% Asian 1%
• Common ancestry: Serbian 1% Iranian 1%

Political lean MEDSL · Mason

• 2024 margin: Solid R (+58.0) · D 20.0% · R 78.0% · Other 1.9%
• 2008→2024 swing: -45.1pp toward R · 2008: -12.9pp · 2024: -58.0pp
• All cycles: 2024: R+58.0 2020: R+53.2 2016: R+54.7 2012: R+20.3 2008: R+12.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.27%
• Current HPI: 167.135
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+7.5% since first listed

3 events — show timeline

• 2026-04-05 Price Changed $69,900 HBRMLS
• 2026-03-08 Listed $89,900 HBRMLS
• 2006-10-10 Sold (Public Records) $65,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $928 · +8.0% YoY. Source: county tax records.