1764 Temple St · Hinton, WV 25951

$80,000

3 bd · 1.0 ba · 2,128 sqft · SingleFamily public records · 72 Days on market

Built 1921 0.48 ac lot $38/sqft · 43% below area Est $141k · 43% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• Appreciation +6.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Investor Special with Stunning New River Views - Hinton, WV! Don't miss this opportunity to own a spacious two-story fixer-upper overlooking the beautiful New River! Located at 1764 Temple Street in historic Hinton, this 3 bedroom, 1 bath home offers 2128 sq ft of potential and breathtaking views that make it truly special. Built in 1921, this one features some original hard wood floors and classic charm just waiting to be restored. Key updates include newer roof (approximately 5 yr old), new hot water tank, and a new refrigerator. The home is equipped with baseboard heating, natural gas, public water, and sewer for added convenience. A bonus feature included an existing flue opening for a wood-burning stove (stove currently located in garage), giving you the option to add cozy, supplemental heat. Outside you'll find a detached 2-car garage/workshop (approx. 828 sq ft), perfect for storage, hobbies, or projects. Situated on a generous 0,5 AC lot, there's plenty of space to enjoy the outdoors. Perfectly located for nature lovers and adventurers-just minutes from town, Bluestone Lake, Pipestem State Park, and Sandstone Falls. Enjoy nearby fishing, hiking, and all the charm that historic downtown Hinton has to offer. Whether you're an investor, flipper, or someone looking to create your dream home with a view by the river, this property is full of potential. Priced to Sell - Bring your vision and make it your own!

Key facts

• New hot water tank
• Newer roof
• New river views

Tags

• NEW RIVER VIEWS
• TWO-STORY FIXER-UPPER
• ORIGINAL HARD WOOD FLOORS
• NEWER ROOF
• NEW HOT WATER TANK
• NEW REFRIGERATOR

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $382 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 2.7% in Hinton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 62/100 on livability (#188 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Summers County Schools (town): math 18% / reading 32% proficiency, ranked #49 of 55 in WV (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Summers County High School (745 students, 0% FRL) — zoned schools average 0% FRL vs 56% district-wide (56 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 53 active listings in the ZIP; 19 units permitted in Summers County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($553 loan paydown + $3k appreciation (3.7% local appreciation)).
• Summers County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.7% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $31k; list at $80k implies a 158% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1921 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 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 1921 — 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: 1.44% ✓
• Cap rate: 12.02%
• Cash-on-cash: 20.44%
• DSCR: 1.91
• GRM: 5.8

CMA / ARV

• ARV (median comp): $140,924
• List price: $80,000
• Delta: -43.23%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

3.7% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.1%
• Equity multiple: 2.65×
• Total profit: $36,925
• Equity at exit: $39,144

10-year hold

• IRR: 28.0%
• Equity multiple: 5.19×
• Total profit: $93,824
• Equity at exit: $62,918

Cash invested: $22,400 (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 25951

• Home prices YoY: 1.8%
• Active inventory: 53
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,154 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$77 /mo · $924/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $382

Break-even live

Break-even rent $671

Max offer price $80,000

Occupancy floor 62%

Sensitivity live

Price	-10% $427	-5% $404	+0% $382	+5% $359	+10% $336
Rent	-10% $290	-5% $336	+0% $382	+5% $427	+10% $473
Rate	-1.0pp $422	-0.5pp $402	base $382	+0.5pp $361	+1.0pp $340

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-22
   days on market $80,000 Active 72 DOM
2. 2026-06-21
   days on market $80,000 Active 71 DOM
3. 2026-06-21
   days on market $80,000 Active 70 DOM
4. 2026-06-18
   days on market $80,000 Active 68 DOM
5. 2026-06-17
   days on market $80,000 Active 67 DOM
6. 2026-06-16
   days on market $80,000 Active 66 DOM
7. 2026-06-15
   days on market $80,000 Active 65 DOM
8. 2026-06-15
   days on market $80,000 Active 64 DOM
9. 2026-06-13
   days on market $80,000 Active 63 DOM
10. 2026-06-12
    days on market $80,000 Active 62 DOM
11. 2026-06-09
    days on market $80,000 Active 59 DOM
12. 2026-06-08
    days on market $80,000 Active 58 DOM
13. 2026-06-08
    days on market $80,000 Active 57 DOM
14. 2026-06-07
    days on market $80,000 Active 56 DOM
15. 2026-06-04
    days on market $80,000 Active 54 DOM
16. 2026-06-03
    days on market $80,000 Active 53 DOM
17. 2026-06-02
    days on market $80,000 Active 52 DOM
18. 2026-06-01
    days on market $80,000 Active 51 DOM
19. 2026-05-31
    days on market $80,000 Active 50 DOM
20. 2026-04-11
    listed $80,000 Active 1434-char remark

    Show marketing remark (1434 chars)

    Investor Special with Stunning New River Views - Hinton, WV! Don't miss this opportunity to own a spacious two-story fixer-upper overlooking the beautiful New River! Located at 1764 Temple Street in historic Hinton, this 3 bedroom, 1 bath home offers 2128 sq ft of potential and breathtaking views that make it truly special. Built in 1921, this one features some original hard wood floors and classic charm just waiting to be restored. Key updates include newer roof (approximately 5 yr old), new hot water tank, and a new refrigerator. The home is equipped with baseboard heating, natural gas, public water, and sewer for added convenience. A bonus feature included an existing flue opening for a wood-burning stove (stove currently located in garage), giving you the option to add cozy, supplemental heat. Outside you'll find a detached 2-car garage/workshop (approx. 828 sq ft), perfect for storage, hobbies, or projects. Situated on a generous 0,5 AC lot, there's plenty of space to enjoy the outdoors. Perfectly located for nature lovers and adventurers-just minutes from town, Bluestone Lake, Pipestem State Park, and Sandstone Falls. Enjoy nearby fishing, hiking, and all the charm that historic downtown Hinton has to offer. Whether you're an investor, flipper, or someone looking to create your dream home with a view by the river, this property is full of potential. Priced to Sell - Bring your vision and make it your own!

21. 2024-12-13
    soldstatus $31,000
22. 2024-04-19
    soldstatus $25,000

ⓘ 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: $924 · $77/mo
• Projected year-2 tax: $924 · $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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥93°F today · 23 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: $13,844
• − Mortgage interest: −$4,481
• − Property taxes: −$924
• − Insurance: −$400
• − Repairs & maintenance: −$1,108
• − Management: −$1,108
• − Depreciation: −$2,327
• Taxable income: $3,497
• Est. tax owed @ 24.0%: −$839
• After-tax cash flow: $3,740/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: Summers County Schools
• NCES district ID: 5401350
• Math proficiency: 18% ▼ -8.00%
• Reading proficiency: 32% ▼ -4.00%
• Median HH income: $33,089
• Composite: 20.39/100
• National rank: #8593
• State rank: #49 of 55 in WV

Livability — Hinton

• Score: 62/100
• State rank: #188
• US rank: #17062

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hinton, WV
• Population (ZIP): 5,286

Population outlook (Summers County) Hauer SSP2

• Today (2025): 11,605 people
• By 2030: 10,904 · -6.0%
• By 2040: 9,658 · -16.8%
• By 2050: 8,619 · -25.7%
• By 2075: 6,920 · -40.4%
• By 2100: 5,819 · -49.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Black 7% Two or more races 2%
• Common ancestry: Slovak 4% Serbian 2% Iranian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Summers

• 2024 margin: Solid R (+51.4) · D 23.3% · R 74.7% · Other 2.0%
• 2008→2024 swing: -40.1pp toward R · 2008: -11.3pp · 2024: -51.4pp
• All cycles: 2024: R+51.4 2020: R+47.0 2016: R+46.6 2012: R+28.8 2008: R+11.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.70%
• Current HPI: 211.4453
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+220.0% since first listed

3 events — show timeline

• 2026-04-11 Listed $80,000 BBOR
• 2024-12-13 Sold (Public Records) $31,000 Public Records
• 2024-04-19 Sold (Public Records) $25,000 Public Records

Property tax history

+20.9%/yr

Latest (2025): $924 · +109.5% YoY. Source: county tax records.