801 Harmony Rd · Auburn, WV 26456

$12,900

3 bd · 1.0 ba · 1,092 sqft · SingleFamily · 107 Days on market

Built 1982 1.30 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 +15.0/30.0
• Appreciation +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +2.8/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Home with a built on Mobile Home. Barn and other outbuildings all on over an acre of land along a creek. * Agents-please see agent remarks for submitting offers.

Key facts

• Barn
• Acre of land
• Outbuildings

Tags

• BARN
• OUTBUILDINGS
• ACRE OF LAND
• ALONG A CREEK

Property features AI

Exterior

• Parking: Off-street parking; On-street parking
• Utilities: Private well water
• Home design: Single-family detached residence; One-story; Residential property
• Construction: Frame construction; Shingle roof
• Exterior features: Porch; Cleared lot; Barn(s); Frontage on a stream/creek

Interior

• Bathrooms: 1 full bathroom
• Interior features: 5 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $13k.

Deal economics

• At list price, monthly cash flow is $655 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $13k).
• Recommended offer: $12k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 51/100 on livability (#317 in WV) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety C-, crime D+, amenities 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: 6 active listings in the ZIP.

Forward outlook

• In year one you build about $812 of equity ($89 loan paydown + $723 appreciation (5.6% local appreciation)).
• Doddridge County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (5.6% appreciation + 3.0% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($12k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $34k (72%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $11,739 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 7.95% ✓
• Cap rate: 73.41%
• Cash-on-cash: 239.70%
• DSCR: 11.67
• GRM: 1.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.61% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 13.51×
• Total profit: $45,203
• Equity at exit: $7,792

10-year hold

• IRR: —
• Equity multiple: 28.82×
• Total profit: $100,492
• Equity at exit: $13,864

Cash invested: $3,612 (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 26456

• Home prices YoY: 2.4%
• Active inventory: 6
• Price-to-rent: 1.0×

Monthly cashflow live

• Estimated rent: $1,026 medium
• Mortgage (P&I): −$68
• Tax est. 1.5%: −$16 /mo · $194/yr
• Insurance: −$5
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $655

Break-even live

Break-even rent $197

Max offer price $12,900

Occupancy floor 31%

Sensitivity live

Price	-10% $664	-5% $660	+0% $655	+5% $651	+10% $646
Rent	-10% $574	-5% $615	+0% $655	+5% $696	+10% $736
Rate	-1.0pp $662	-0.5pp $658	base $655	+0.5pp $652	+1.0pp $648

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: $3,225
• Closing costs: $387
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-15
   status Pending
2. 2026-04-27
   status Active
3. 2026-04-27
   price $12,900
4. 2026-03-09
   price $37,900
5. 2025-12-26
   listed $46,900 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 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 100% 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: $12,314
• − Mortgage interest: −$723
• − Property taxes: −$194
• − Insurance: −$862
• − Repairs & maintenance: −$985
• − Management: −$985
• − Depreciation: −$375
• Taxable income: $8,190
• Est. tax owed @ 24.0%: −$1,966
• After-tax cash flow: $5,895/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.

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 — Auburn

• Score: 51/100
• State rank: #317
• US rank: #25228

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,258

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% Two or more races 3% Black 2%
• Common ancestry: Slovak 8% Lithuanian 4% Italian 2%
• Foreign-born: 2% · Vietnam, Canada
• Languages at home: 98% English-only · Vietnamese 1% German/W. Germanic 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: ▲ 5.61%
• Current HPI: 244.3907
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-72.5% since first listed

5 events — show timeline

• 2026-05-15 Pending — NCWVREIN
• 2026-04-27 Relisted — NCWVREIN
• 2026-04-27 Price Changed $12,900 NCWVREIN
• 2026-03-09 Price Changed $37,900 NCWVREIN
• 2025-12-26 Listed $46,900 NCWVREIN