1945 St. Rt. 3&12 · Hinton, WV 25951

$100,000

3 bd · 1.0 ba · 1,484 sqft · SingleFamily · 240 Days on market

Built 1931 Poor condition ↓ 20% since listing

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Why this score? — see what drove the C+ 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 +23.8/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• Appreciation +6.8/10.0
• 1% rule +6.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.0/10.0
• Condition / age +1.0/5.0

Listing remarks MLS

Home with beautiful mountain views. Includes 9.5 acres mostly wooded land. One Bath and 4 bedrooms. Located at Hilldale, WV in Summers County near many recreational areas, shopping, healthcare, national and state parks. Nice area to build or to renovate existing home. Home sold as is. Cash only or conventional loan possible. No government loans. No heat system. Active power at the property. Great location close to several towns including Hinton, Alderson, Peterstown, Lewisburg and Beckley. No deed Restrictions. No HOA.

Key facts

• 9.5 acres
• Great location
• Mostly wooded land

Tags

• MOUNTAIN VIEWS
• 9.5 ACRES
• MOSTLY WOODED LAND
• RECREATIONAL AREAS
• GREAT LOCATION
• NO DEED RESTRICTIONS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $192 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 2.6% 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: schools F, amenities F, commute 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.
• 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 ($691 loan paydown + $4k 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 $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 240 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1931 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 240 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1931 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.12% ✓
• Cap rate: 8.60%
• Cash-on-cash: 8.24%
• DSCR: 1.37
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 16.9%
• Equity multiple: 2.00×
• Total profit: $28,043
• Equity at exit: $48,930

10-year hold

• IRR: 17.9%
• Equity multiple: 3.79×
• Total profit: $78,219
• Equity at exit: $78,648

Cash invested: $28,000 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,118 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $192

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 78%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $100,000 Active 240 DOM
2. 2026-06-17
   days on market $100,000 Active 239 DOM
3. 2026-06-16
   days on market $100,000 Active 238 DOM
4. 2026-06-15
   days on market $100,000 Active 237 DOM
5. 2026-06-15
   days on market $100,000 Active 236 DOM
6. 2026-06-13
   days on market $100,000 Active 235 DOM
7. 2026-06-12
   days on market $100,000 Active 234 DOM
8. 2026-06-10
   remarks 536-char remark
9. 2026-06-09
   days on market $100,000 Active 231 DOM
10. 2026-06-08
    days on market $100,000 Active 230 DOM
11. 2026-06-08
    days on market $100,000 Active 229 DOM
12. 2026-06-07
    days on market $100,000 Active 228 DOM
13. 2026-06-04
    days on market $100,000 Active 226 DOM
14. 2026-06-03
    days on market $100,000 Active 225 DOM
15. 2026-06-02
    days on market $100,000 Active 224 DOM
16. 2026-06-01
    days on market $100,000 Active 223 DOM
17. 2026-05-31
    days on market $100,000 Active 222 DOM
18. 2026-04-07
    price $100,000 524-char remark

    Show marketing remark (524 chars)

    Home with beautiful mountain views. Includes 9.5 acres mostly wooded land. One Bath and 4 bedrooms. Located at Hilldale, WV in Summers County near many recreational areas, shopping, healthcare, national and state parks. Nice area to build or to renovate existing home. Home sold as is. Cash only or conventional loan possible. No government loans. No heat system. Active power at the property. Great location close to several towns including Hinton, Alderson, Peterstown, Lewisburg and Beckley. No deed Restrictions. No HOA.

19. 2026-01-19
    price $110,000 524-char remark

    Show marketing remark (524 chars)

    Home with beautiful mountain views. Includes 9.5 acres mostly wooded land. One Bath and 4 bedrooms. Located at Hilldale, WV in Summers County near many recreational areas, shopping, healthcare, national and state parks. Nice area to build or to renovate existing home. Home sold as is. Cash only or conventional loan possible. No government loans. No heat system. Active power at the property. Great location close to several towns including Hinton, Alderson, Peterstown, Lewisburg and Beckley. No deed Restrictions. No HOA.

20. 2025-12-12
    price $115,000 524-char remark

    Show marketing remark (524 chars)

    Home with beautiful mountain views. Includes 9.5 acres mostly wooded land. One Bath and 4 bedrooms. Located at Hilldale, WV in Summers County near many recreational areas, shopping, healthcare, national and state parks. Nice area to build or to renovate existing home. Home sold as is. Cash only or conventional loan possible. No government loans. No heat system. Active power at the property. Great location close to several towns including Hinton, Alderson, Peterstown, Lewisburg and Beckley. No deed Restrictions. No HOA.

21. 2025-10-21
    listed $125,000 Active 524-char remark

    Show marketing remark (524 chars)

    Home with beautiful mountain views. Includes 9.5 acres mostly wooded land. One Bath and 4 bedrooms. Located at Hilldale, WV in Summers County near many recreational areas, shopping, healthcare, national and state parks. Nice area to build or to renovate existing home. Home sold as is. Cash only or conventional loan possible. No government loans. No heat system. Active power at the property. Great location close to several towns including Hinton, Alderson, Peterstown, Lewisburg and Beckley. No deed Restrictions. No HOA.

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 21 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: $13,419
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,074
• − Management: −$1,074
• − Depreciation: −$2,909
• Taxable income: $762
• Est. tax owed @ 24.0%: −$183
• After-tax cash flow: $2,126/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.

Condition & rehab AI · 1 photo

Poor 20/100 Extensive rehab

This home requires extensive repairs and updates, including major work on the exterior, HVAC, and landscaping, to become move-in ready.

Repairs flagged

• Major siding — Significant damage and wear
• Major roof — No photos of roof, but condition appears poor
• Major HVAC — No photos of HVAC, but condition appears poor
• Major landscaping — Overgrown yard, no landscaping

Value-add opportunities

• Both landscaping and curb appeal — Improves curb appeal and resale value
• Both HVAC and roof replacement — Essential for comfort and safety
• Both paint and window repairs — Enhances interior and exterior appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant damage and wear	Major	$15,000–50,000
roof · No photos of roof, but condition appears poor	Major	$15,000–50,000
HVAC · No photos of HVAC, but condition appears poor	Major	$15,000–50,000
landscaping · Overgrown yard, no landscaping	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both landscaping and curb appeal — Improves curb appeal and resale value ↑
• Both HVAC and roof replacement — Essential for comfort and safety ↑
• Both paint and window repairs — Enhances interior and exterior appearance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• 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

-20.0% since first listed

4 events — show timeline

• 2026-04-07 Price Changed $100,000 GVBOR
• 2026-01-19 Price Changed $110,000 GVBOR
• 2025-12-12 Price Changed $115,000 GVBOR
• 2025-10-21 Listed $125,000 GVBOR