11947 Blue Gray Trl · Brandywine, WV 26802

$94,900

6 bd · None ba · 962 sqft · MultiFamily · 10 Days on market

Built 1980 Poor condition 1.32 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 +19.9/30.0
• Appreciation +8.1/10.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• Schools +3.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Looking for an investment property while earning income to pay the monthly mortgage. This property has a doublewide, currently vacant and a single wide with an addition which is currently rented. Property acreage is made up of two lots totaling 1.32 acres. Property is being sold, "AS IS WHERE IS". Part of the property is located in flood zone. Located minutes from National Forest, 50 minutes to Harrisonburg, VA and 10 minutes from Franklin.

Key facts

• Two lots
• 1.32 acres
• 1.32 acre lot

Tags

• TWO LOTS
• 1.32 ACRES
• MINUTES FROM NATIONAL FOREST
• 50 MINUTES TO HARRISONBURG
• 10 MINUTES FROM FRANKLIN

Property features AI

Finance

• Other: Fee simple ownership

Exterior

• Parking: Driveway; Off-street parking
• Utilities: Electric available; Water available; Public water; On-site septic
• Home design: Detached property; Shingle roof; Built information from assessor
• Construction: Aluminum siding; Crawl space foundation
• Exterior features: Outside city limits; Located in a Federal Flood Zone; Public water available; On-site septic

Interior

• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom (on main level)
• Heating & cooling: Electric heating; Electric hot water
• Interior features: Paneled walls; No basement

What this means for you Summary

Snapshot

• This is a 6-bed/?-bath multifamily listed at $95k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $49 ($587/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($976 rent vs $95k).

Location & tenants

• Location reads 58/100 on livability (#245 in WV) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime B; Watch: schools F, 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: 20 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 $7k of equity ($656 loan paydown + $6k appreciation (6.3% 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 (6.3% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

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

Recommended offer $94,900

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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.03% ✓
• Cap rate: 7.75%
• Cash-on-cash: 5.21%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.8%
• Equity multiple: 2.21×
• Total profit: $32,060
• Equity at exit: $61,243

10-year hold

• IRR: 17.4%
• Equity multiple: 4.45×
• Total profit: $91,602
• Equity at exit: $112,456

Cash invested: $26,572 (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 26802

• Home prices YoY: 3.6%
• Active inventory: 20
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $976 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,424/yr
• Insurance: −$40
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $49

Break-even live

Break-even rent $914

Max offer price $94,900

Occupancy floor 90%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-18
   days on market $94,900 Active 10 DOM
2. 2026-06-17
   days on market $94,900 Active 9 DOM
3. 2026-06-16
   days on market $94,900 Active 8 DOM
4. 2026-06-16
   remarks 444-char remark
5. 2026-06-16
   listing id $94,900 Active 7 DOM
6. 2026-06-15
   days on market $94,900 Active 7 DOM
7. 2026-06-15
   days on market $94,900 Active 6 DOM
8. 2026-06-13
   days on market $94,900 Active 5 DOM
9. 2026-06-12
   days on market $94,900 Active 4 DOM
10. 2026-06-09
    listed $94,900 Active 1 DOM

ⓘ 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 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥97°F today · 22 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: $11,714
• − Mortgage interest: −$5,316
• − Property taxes: −$1,424
• − Insurance: −$1,272
• − Repairs & maintenance: −$937
• − Management: −$937
• − Depreciation: −$2,761
• Taxable loss: −$932
• Est. tax savings @ 24.0%: +$224
• After-tax cash flow: $811/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 · 7 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance, including a new roof and siding, and landscaping. Immediate action is needed to stabilize the property's value.

Repairs flagged

• Major roof — Missing or damaged roof shingles
• Major exterior siding — Weathered siding
• Major landscaping — Overgrown vegetation

Value-add opportunities

• Both repair and replace roof — Critical to safety and appearance
• Both repair and replace exterior siding — Improves appearance and insulation
• Both landscaping and yard maintenance — Enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Missing or damaged roof shingles	Major	$15,000–50,000
exterior siding · Weathered siding	Major	$15,000–50,000
landscaping · Overgrown vegetation	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both repair and replace roof — Critical to safety and appearance ↑
• Both repair and replace exterior siding — Improves appearance and insulation ↑
• Both landscaping and yard maintenance — Enhances curb appeal and property 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: 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 — Brandywine

• Score: 58/100
• State rank: #245
• US rank: #21125

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brandywine, WV
• Population (ZIP): 809

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 (99%)
• Race & ethnicity: White 99%
• Common ancestry: Romanian 2%
• Languages at home: 99% English-only · Arabic 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: ▲ 6.26%
• Current HPI: 177.8236
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+0.0% since first listed

2 events — show timeline

• 2026-06-08 Listed $94,900 BRIGHT MLS
• 2026-06-08 Listed $94,900 BRIGHT MLS