302 Gambill Rd Unit 9 · Franklin, WV 26807

$74,000

1 bd · 1.0 ba · 851 sqft · Townhouse · 22 Days on market

Built 2018 Fair condition $4/mo HOA

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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 +24.8/30.0
• DSCR +8.0/10.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

302 Gambill Road. Unit 9. Enjoy the beauty of WV, small town America, a flowing river, and a walkable community-all within walking distance to the River Bend Garden Townhouses. 1 BR, 1 bath townhouse with loft. End unit, large windows, cathedral ceilings, propane radiant heat in concrete floors, 2 outside entrances, exterior storage room. City water, city sewer. Beautiful southern style architecture with Hardy Plank Exterior finish and wide concrete patio/sidewalk. Designated parking. Common area. Property sold ''as is. '' HOA $50.00 per month. Income: $600 per month, tenant pays utilities. HOA has not been active.

Key facts

• Large windows
• Propane radiant heat
• Cathedral ceilings

Tags

• LARGE WINDOWS
• CATHEDRAL CEILINGS
• PROPANE RADIANT HEAT
• OUTSIDE ENTRANCES
• EXTERIOR STORAGE ROOM
• HARDY PLANK EXTERIOR FINISH

Property features AI

Finance

• HOA & community: Homeowners association with a $50 annual fee; Community offers fishing

Exterior

• Utilities: Public water; Public sewer; Propane service
• Home design: Residential townhouse; End unit
• Construction: Fiber cement exterior; Concrete perimeter foundation; Built with metal roofing
• Exterior features: Metal roof; Has a view

Interior

• Kitchen: Dishwasher; Refrigerator; Oven
• Bedrooms: 3 total rooms
• Flooring: Concrete flooring; Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Radiant heating; Ceiling fan cooling; No central air
• Interior features: Ceiling fans; Vaulted ceilings; Recessed lighting; Laminate countertops

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $74k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $156 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($850 rent vs $74k).
• Recommended offer: $73k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 1.5% in Franklin — 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 69/100 on livability (#67 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime B+; Watch: schools D-, amenities F, commute F.
• Pendleton County Schools (rural): math 33% / reading 45% proficiency, ranked #8 of 55 in WV (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 55 active listings in the ZIP; 38 units permitted in Pendleton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($512 loan paydown + $4k appreciation (5.2% local appreciation)).
• Pendleton County population projected at -42% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.2% appreciation + 3.0% rent growth), your $21k 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 22 days — a 2% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Recommended offer $72,890 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 1.15% ✓
• Cap rate: 8.83%
• Cash-on-cash: 9.05%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.23% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.2%
• Equity multiple: 2.35×
• Total profit: $28,001
• Equity at exit: $42,972

10-year hold

• IRR: 20.7%
• Equity multiple: 4.65×
• Total profit: $75,641
• Equity at exit: $75,037

Cash invested: $20,720 (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 26807

• Home prices YoY: 3.2%
• Active inventory: 55
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $850 medium
• Mortgage (P&I): −$388
• Tax est. 1.5%: −$92 /mo · $1,110/yr
• Insurance: −$31
• HOA: −$4
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $156

Break-even live

Break-even rent $652

Max offer price $74,000

Occupancy floor 77%

Sensitivity live

Price	-10% $207	-5% $182	+0% $156	+5% $131	+10% $105
Rent	-10% $89	-5% $123	+0% $156	+5% $190	+10% $223
Rate	-1.0pp $194	-0.5pp $175	base $156	+0.5pp $137	+1.0pp $118

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: $18,500
• Closing costs: $2,220
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $4 · $48/yr
• Likely covers: watersewer

Listing history 18 events

1. 2026-06-21
   days on market $74,000 Active 22 DOM
2. 2026-06-18
   days on market $74,000 Active 20 DOM
3. 2026-06-17
   days on market $74,000 Active 19 DOM
4. 2026-06-16
   days on market $74,000 Active 18 DOM
5. 2026-06-15
   days on market $74,000 Active 17 DOM
6. 2026-06-15
   days on market $74,000 Active 16 DOM
7. 2026-06-13
   days on market $74,000 Active 15 DOM
8. 2026-06-12
   days on market $74,000 Active 14 DOM
9. 2026-06-09
   days on market $74,000 Active 11 DOM
10. 2026-06-08
    days on market $74,000 Active 10 DOM
11. 2026-06-08
    days on market $74,000 Active 9 DOM
12. 2026-06-07
    days on market $74,000 Active 8 DOM
13. 2026-06-04
    days on market $74,000 Active 6 DOM
14. 2026-06-03
    days on market $74,000 Active 5 DOM
15. 2026-06-02
    days on market $74,000 Active 4 DOM
16. 2026-06-01
    days on market $74,000 Active 3 DOM
17. 2026-05-31
    days on market $74,000 Active 2 DOM
18. 2026-05-29
    listed $74,000 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 8 d/yr ≥90°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: $10,203
• − Mortgage interest: −$4,145
• − Property taxes: −$1,110
• − Insurance: −$370
• − Repairs & maintenance: −$816
• − Management: −$816
• − HOA: −$48
• − Depreciation: −$2,153
• Taxable income: $745
• Est. tax owed @ 24.0%: −$179
• After-tax cash flow: $1,697/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 · 13 photos

Fair 45/100 Moderate rehab

The property is in fair condition with moderate rehabilitation needs. The exterior appears good, but the interior requires cleaning and organization. Painting the exterior and improving the landscaping can significantly increase its value.

Repairs flagged

• Minor Kitchen clutter — Appliances and miscellaneous items are visible on countertops.
• Minor Bath clutter — Shower curtain and towels are visible, but the space appears disorganized.

Value-add opportunities

• Both Paint exterior — Refreshing the exterior paint can improve curb appeal and property value.
• Both Clean kitchen and bath — A clean and organized space can attract more potential buyers or tenants.
• Both Landscaping and garden maintenance — Well-maintained landscaping can enhance the property's curb appeal and attract more interest from potential buyers or tenants.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen clutter · Appliances and miscellaneous items are visible on countertops.	Minor	$500–3,000
Bath clutter · Shower curtain and towels are visible, but the space appears disorganized.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint exterior — Refreshing the exterior paint can improve curb appeal and property value. ↑
• Both Clean kitchen and bath — A clean and organized space can attract more potential buyers or tenants. ↑
• Both Landscaping and garden maintenance — Well-maintained landscaping can enhance the property's curb appeal and attract more interest from potential buyers or tenants. ↑

ⓘ 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: Pendleton County Schools
• NCES district ID: 5401080
• Math proficiency: 33% ▼ -5.00%
• Reading proficiency: 45% ▬ 0.00%
• Median HH income: $36,262
• Composite: 32.31/100
• National rank: #5749
• State rank: #8 of 55 in WV

Livability — Franklin

• Score: 69/100
• State rank: #67
• US rank: #8230

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,361

Population outlook (Pendleton County) Hauer SSP2

• Today (2025): 6,110 people
• By 2030: 5,557 · -9.1%
• By 2040: 4,486 · -26.6%
• By 2050: 3,557 · -41.8%
• By 2075: 2,156 · -64.7%
• By 2100: 1,424 · -76.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Black 6% Two or more races 5% Hispanic / Latino 5%
• Common ancestry: Slovak 1% English 1% Serbian 1%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Pendleton

• 2024 margin: Solid R (+58.6) · D 19.9% · R 78.5% · Other 1.7%
• 2008→2024 swing: -37.2pp toward R · 2008: -21.4pp · 2024: -58.6pp
• All cycles: 2024: R+58.6 2020: R+53.6 2016: R+51.8 2012: R+31.6 2008: R+21.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.23%
• Current HPI: 170.4457
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-29 Listed $74,000 GVBOR