64 Bland Run Rd · Reader, WV 26155

$109,900

3 bd · 2.0 ba · 1,560 sqft · SingleFamily public records · 4 Days on market

Built 1980 Fair condition 2.41 ac lot

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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 +28.3/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Well-maintained 3-bedroom, 2-bath manufactured home situated on 2.41 acres in Wetzel County. This property offers a comfortable layout with plenty of space both inside and out. Enjoy the front porch and the covered spacious back deck, ideal for relaxing and taking in the surrounding views. The acreage provides room for gardening, outdoor activities, and additional uses. A detached outbuilding and storage shed offer convenient space for equipment, tools, and hobbies. The property has been well cared for and presents a great opportunity for those seeking a peaceful setting with room to spread out while remaining within easy reach of local amenities. (All measurements are approximate)

Key facts

• 2.41 acres
• Front porch
• Detached outbuilding

Tags

• FRONT PORCH
• COVERED BACK DECK
• DETACHED OUTBUILDING
• STORAGE SHED
• 2.41 ACRES

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Public water; Septic tank
• Home design: Manufactured home; Single-story
• Construction: Wood siding; Metal roof
• Exterior features: Porch; Outbuilding and shed(s); Level lot

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Freezer; Electric water heater
• Bedrooms: Total rooms: 6
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced-air heating; Window air conditioning units; Ceiling fan(s)
• Interior features: Walk-in closet(s); Wood-burning fireplace
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $225 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).

Location & tenants

• Location reads 61/100 on livability (#199 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: health & safety C-, schools F, amenities F.
• Wetzel County Schools (town): math 25% / reading 33% proficiency, ranked #36 of 55 in WV (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 37 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Wetzel County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,900

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's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.19% ✓
• Cap rate: 10.12%
• Cash-on-cash: 13.68%
• DSCR: 1.61
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -2.9%
• Equity multiple: 0.89×
• Total profit: $-3,400
• Equity at exit: $16,386

10-year hold

• IRR: 6.8%
• Equity multiple: 1.51×
• Total profit: $15,722
• Equity at exit: $9,502

Cash invested: $30,772 (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 26155

• Home prices YoY: -20.5%
• Active inventory: 37
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,303 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$57 /mo · $679/yr
• Insurance: −$46
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $225

Break-even live

Break-even rent $1,018

Max offer price $109,900

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-08
   statusdays on market $109,900 Pending 4 DOM
2. 2026-06-08
   days on market $109,900 Active 3 DOM
3. 2026-06-07
   remarks 690-char remark
4. 2026-06-07
   listed $109,900 Active 2 DOM

ⓘ 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: $679 · $57/mo
• Projected year-2 tax: $679 · $57/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 9/10 Extreme FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 19 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: $15,636
• − Mortgage interest: −$6,156
• − Property taxes: −$679
• − Insurance: −$2,052
• − Repairs & maintenance: −$1,251
• − Management: −$1,251
• − Depreciation: −$3,197
• Taxable income: $1,050
• Est. tax owed @ 24.0%: −$252
• After-tax cash flow: $2,454/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 · 12 photos

Fair 45/100 Moderate rehab

This 3-bedroom, 2-bath manufactured home requires moderate repairs and maintenance to improve its condition and value. The property offers a comfortable layout with ample space both inside and out, but some updates are needed to enhance its curb appeal and overall value.

Repairs flagged

• Minor wood siding — slight discoloration
• Minor wood paneling — some wear
• Minor landscaping — overgrowth

Value-add opportunities

• Both paint interior walls — enhances appearance and value
• Both replace wood siding — improves curb appeal and value
• Both trim landscaping — enhances curb appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
wood siding · slight discoloration	Minor	$500–3,000
wood paneling · some wear	Minor	$500–3,000
landscaping · overgrowth	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both paint interior walls — enhances appearance and value ↑
• Both replace wood siding — improves curb appeal and value ↑
• Both trim landscaping — enhances curb appeal and value ↑

ⓘ 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: Wetzel County Schools
• NCES district ID: 5401560
• Math proficiency: 25% ▼ -11.00%
• Reading proficiency: 33% ▼ -8.00%
• Median HH income: $38,296
• Composite: 24.22/100
• National rank: #7726
• State rank: #36 of 55 in WV

Livability — Reader

• Score: 61/100
• State rank: #199
• US rank: #17865

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Wetzel · 7,715 people
• Population (ZIP): 7,715
• Household income: $54,747
• Rent vs Own: 18.3% rent · 81.7% own
• Severe rent burden: 7.8

Population outlook (Wetzel County) Hauer SSP2

• Today (2025): 14,127 people
• By 2030: 13,248 · -6.2%
• By 2040: 11,611 · -17.8%
• By 2050: 10,193 · -27.8%
• By 2075: 7,753 · -45.1%
• By 2100: 5,922 · -58.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3%
• Common ancestry: Romanian 3% Slovak 2% Serbian 1%
• Foreign-born: 1% · Canada

Political lean MEDSL · Wetzel

• 2024 margin: Solid R (+55.5) · D 21.0% · R 76.5% · Other 2.5%
• 2008→2024 swing: -49.3pp toward R · 2008: -6.2pp · 2024: -55.5pp
• All cycles: 2024: R+55.5 2020: R+51.8 2016: R+50.3 2012: R+21.6 2008: R+6.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -37.42%
• Current HPI: 144.8976
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-04 Listed $109,900 WBOR

Property tax history

+1.1%/yr

Latest (2025): $679 · +7.0% YoY. Source: county tax records.