3347 Salem Long Run · Salem, WV 26426

$58,000

2 bd · 1.0 ba · 600 sqft · SingleFamily · 33 Days on market

Built 1982 Fair condition 1.00 ac lot

---

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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• Livability +3.3/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

2 Bedroom home nestled in the hills and valleys close to Salem WV. Property features 1 Acre, ample parking, creek/steam, buildings and small barn. Salem address but located in Doddridge County.

Key facts

• 20x20 barn
• 1 acre lot
• Built 1982

Tags

• 20X20 BARN

Property features AI

Exterior

• Parking: Off-street parking; On-street parking
• Utilities: Private well water; Septic tank
• Home design: Single-family residence — detached; 1 story
• Construction: Block, vinyl siding, and wood siding construction; Crawl space foundation
• Exterior features: Porch; Level lot; Stream/creek frontage

Interior

• Kitchen: Refrigerator, Microwave, Range
• Bedrooms: 4 total rooms (includes bedrooms and living areas)
• Flooring: Laminate; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Window cooling units
• Interior features: Refrigerator, Microwave, Range; Porch; Storm door(s)
• Laundry & utility: Washer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $58k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $158 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($791 rent vs $58k).
• Recommended offer: $56k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#106 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Doddridge County Schools (rural): math 26% / reading 41% proficiency, ranked #20 of 55 in WV (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Doddridge County Elementary School (math 37% / reading 32%, grade F, #148 of 377 statewide, top 49%, 300 students, 0% FRL); Doddridge County Middle School (math 23% / reading 45%, grade F, #36 of 109 statewide, top 35%, 328 students, 0% FRL); Doddridge County High School (math 22% / reading 42%, grade F, #55 of 110 statewide, top 59%, 327 students, 0% FRL) — zoned schools average 0% FRL vs 47% district-wide (47 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 12 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($401 loan paydown + $2k appreciation (3.8% local appreciation)).
• Doddridge County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago 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.
• Current owner paid $30k; list at $58k implies a 93% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $56,260 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.36% ✓
• Cap rate: 10.93%
• Cash-on-cash: 16.56%
• DSCR: 1.74
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.8% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.3%
• Equity multiple: 2.20×
• Total profit: $19,564
• Equity at exit: $28,724

10-year hold

• IRR: 20.9%
• Equity multiple: 4.24×
• Total profit: $52,687
• Equity at exit: $46,444

Cash invested: $16,240 (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 26426

• Home prices YoY: 2.2%
• Active inventory: 12
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $791 medium
• Mortgage (P&I): −$304
• Tax est. 1.5%: −$72 /mo · $870/yr
• Insurance: −$24
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$166
• Net cashflow: $158

Break-even live

Break-even rent $591

Max offer price $58,000

Occupancy floor 75%

Sensitivity live

Price	-10% $198	-5% $178	+0% $158	+5% $138	+10% $118
Rent	-10% $95	-5% $126	+0% $158	+5% $189	+10% $220
Rate	-1.0pp $187	-0.5pp $172	base $158	+0.5pp $143	+1.0pp $127

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: $14,500
• Closing costs: $1,740
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $58,000 Active 33 DOM
2. 2026-06-18
   days on market $58,000 Active 31 DOM
3. 2026-06-17
   days on market $58,000 Active 30 DOM
4. 2026-06-16
   days on market $58,000 Active 29 DOM
5. 2026-06-15
   statusdays on market $58,000 Active 28 DOM
6. 2026-06-15
   days on market $58,000 Active Under Contract 27 DOM
7. 2026-06-13
   days on market $58,000 Active Under Contract 26 DOM
8. 2026-06-12
   days on market $58,000 Active Under Contract 25 DOM
9. 2026-06-09
   days on market $58,000 Active Under Contract 22 DOM
10. 2026-06-08
    days on market $58,000 Active Under Contract 21 DOM
11. 2026-06-08
    days on market $58,000 Active Under Contract 20 DOM
12. 2026-06-07
    days on market $58,000 Active Under Contract 19 DOM
13. 2026-06-04
    days on market $58,000 Active Under Contract 17 DOM
14. 2026-06-03
    days on market $58,000 Active Under Contract 16 DOM
15. 2026-06-02
    days on market $58,000 Active Under Contract 15 DOM
16. 2026-06-01
    days on market $58,000 Active Under Contract 14 DOM
17. 2026-05-31
    days on market $58,000 Active Under Contract 13 DOM
18. 2026-05-18
    listed $58,000 Active
19. 2022-02-14
    soldstatus $30,000 193-char remark

    Show marketing remark (193 chars)

    2 Bedroom home nestled in the hills and valleys close to Salem WV. Property features 1 Acre, ample parking, creek/steam, buildings and small barn. Salem address but located in Doddridge County.

20. 2021-09-30
    listed $35,000 193-char remark

    Show marketing remark (193 chars)

    2 Bedroom home nestled in the hills and valleys close to Salem WV. Property features 1 Acre, ample parking, creek/steam, buildings and small barn. Salem address but located in Doddridge County.

ⓘ 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 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,492
• − Mortgage interest: −$3,249
• − Property taxes: −$870
• − Insurance: −$1,088
• − Repairs & maintenance: −$759
• − Management: −$759
• − Depreciation: −$1,687
• Taxable income: $1,080
• Est. tax owed @ 24.0%: −$259
• After-tax cash flow: $1,632/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 property requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the roof, exterior shed, and landscaping.

Repairs flagged

• Major roof — visible wear
• Major exterior shed — poor condition
• Major landscaping — overgrown lawn

Value-add opportunities

• Both paint interior walls — enhances curb appeal and interior aesthetics
• Both replace basic appliances — improves functionality and appeal
• Both landscaping and curb appeal — enhances overall property value and appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · visible wear	Major	$15,000–50,000
exterior shed · poor condition	Major	$15,000–50,000
landscaping · overgrown lawn	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both replace basic appliances — improves functionality and appeal ↑
• Both landscaping and curb appeal — enhances overall property value and appeal ↑

ⓘ 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: Doddridge County Schools
• NCES district ID: 5400270
• Math proficiency: 26% ▼ -15.00%
• Reading proficiency: 41% ▼ -7.00%
• Median HH income: $37,046
• Composite: 27.81/100
• National rank: #6888
• State rank: #20 of 55 in WV

Livability — Salem

• Score: 66/100
• State rank: #106
• US rank: #11585

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 7,302
• Population (ZIP): 7,302

Population outlook (Doddridge County) Hauer SSP2

• Today (2025): 9,087 people
• By 2030: 9,333 · +2.7%
• By 2040: 9,735 · +7.1%
• By 2050: 9,916 · +9.1%
• By 2075: 9,896 · +8.9%
• By 2100: 8,410 · -7.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 1% Two or more races 1%
• Common ancestry: Serbian 3% Romanian 2% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Other Indo-European 1%

Political lean MEDSL · Doddridge

• 2024 margin: Solid R (+73.3) · D 12.7% · R 86.0% · Other 1.4%
• 2008→2024 swing: -24.2pp toward R · 2008: -49.1pp · 2024: -73.3pp
• All cycles: 2024: R+73.3 2020: R+70.4 2016: R+70.3 2012: R+56.0 2008: R+49.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.80%
• Current HPI: 174.3458
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+65.7% since first listed

3 events — show timeline

• 2026-05-18 Listed $58,000 NCWVREIN
• 2022-02-14 Sold (MLS) $30,000 NCWVREIN
• 2021-09-30 Listed $35,000 NCWVREIN