229 Carmel Ct · Burlington, WV 26852

$100,000

1 bd · 1.0 ba · 560 sqft · SingleFamily public records · 270 Days on market

Built 2000 5.49 ac lot $10/mo HOA · 1% of rent

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Why this score? — see what drove the D+ 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 +16.7/30.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• Appreciation +5.2/10.0
• 1% rule +3.4/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Camp Ready - This Rustic cabin is built around a boat-house so it has some character. There are multiple build sites on this 5.49 acre wooded lot surrounded by large mature trees. Enjoy the basic cabin now, equipped with hot water, septic and electric and later build or improve to you liking. Great spot for a camper, vacation, or permanent home. Not far off the beaten path - easy to access. Tons of potential and enjoyable right now. Great outdoor spaces in a private location, in a cute neighborhood with community pond. Sold as-is

Key facts

• Septic
• Electric
• Rustic cabin

Tags

• RUSTIC CABIN
• 5.49 ACRE WOODED LOT
• MULTIPLE BUILD SITES
• HOT WATER
• SEPTIC
• ELECTRIC

Property features AI

Finance

• HOA & community: HOA fee of $125 paid annually

Exterior

• Parking: Driveway
• Utilities: Well water; On-site septic
• Home design: Single-story property (main level living noted)
• Construction: Frame construction with T-1-11 siding; Above-grade and below-grade other structures noted; Finished above-grade area of 560 (source: Assessor); Year built (source: Assessor)
• Exterior features: Property located outside city limits; Directions: From US 220 (Purgitsville Pike) turn onto Old Mountain Rd in Purgitsville. Turn Left onto Old Mountain Run. Turn Right onto Carmel Court. Property on Left

Interior

• Bedrooms: One bedroom on the main level
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: Electric heating; Electric hot water
• Interior features: No basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $63 ($754/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $84k (15.8% below list).
• Recommended offer: $84k (15.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#123 in WV) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, crime A; Watch: schools D+, amenities F, commute F.
• Hampshire County Schools (rural): math 25% / reading 38% proficiency, ranked #30 of 55 in WV (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 5 active listings in the ZIP; 124 units permitted in Hampshire County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($691 loan paydown + $413 appreciation (0.4% local appreciation)).
• Hampshire County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.4% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 270 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $12k; list at $100k implies a 733% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,202 (15.8% below list)

Questions for the listing agent

1. It's been on market 270 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.84% ✗
• Cap rate: 7.05%
• Cash-on-cash: 2.69%
• DSCR: 1.12
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.41% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.2%
• Equity multiple: 1.11×
• Total profit: $2,991
• Equity at exit: $31,120

10-year hold

• IRR: 7.2%
• Equity multiple: 1.82×
• Total profit: $22,956
• Equity at exit: $39,112

Cash invested: $28,000 (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 26852

• Home prices YoY: 0.3%
• Active inventory: 5
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $842 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$26 /mo · $316/yr
• Insurance: −$42
• HOA: −$10
• Vacancy / Maint / Mgmt: −$177
• Net cashflow: $63

Break-even live

Break-even rent $763

Max offer price $100,000

Occupancy floor 88%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $10 · $120/yr
• Likely covers: waterelectric

Listing history 19 events

1. 2026-06-19
   days on market $100,000 Active 270 DOM
2. 2026-06-18
   days on market $100,000 Active 269 DOM
3. 2026-06-17
   days on market $100,000 Active 268 DOM
4. 2026-06-16
   days on market $100,000 Active 267 DOM
5. 2026-06-15
   days on market $100,000 Active 266 DOM
6. 2026-06-14
   days on market $100,000 Active 264 DOM
7. 2026-06-12
   days on market $100,000 Active 263 DOM
8. 2026-06-09
   days on market $100,000 Active 260 DOM
9. 2026-06-08
   days on market $100,000 Active 259 DOM
10. 2026-06-07
    days on market $100,000 Active 258 DOM
11. 2026-06-05
    days on market $100,000 Active 255 DOM
12. 2026-06-03
    days on market $100,000 Active 254 DOM
13. 2026-06-02
    days on market $100,000 Active 253 DOM
14. 2026-06-01
    days on market $100,000 Active 252 DOM
15. 2026-05-31
    days on market $100,000 Active 251 DOM
16. 2026-05-30
    days on market $100,000 Active 250 DOM
17. 2025-10-01
    price $100,000
18. 2025-09-22
    listed $130,000 Active
19. 1989-10-12
    soldstatus $12,000

ⓘ 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: $316 · $26/mo
• Projected year-2 tax: $590 · $49/mo
• Expected delta: +$274/yr (+$23/mo · 86.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 17 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: $10,104
• − Mortgage interest: −$5,602
• − Property taxes: −$316
• − Insurance: −$500
• − Repairs & maintenance: −$808
• − Management: −$808
• − HOA: −$120
• − Depreciation: −$2,909
• Taxable loss: −$959
• Est. tax savings @ 24.0%: +$230
• After-tax cash flow: $984/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: Hampshire County Schools
• NCES district ID: 5400420
• Math proficiency: 25% ▼ -16.00%
• Reading proficiency: 38% ▼ -8.00%
• Median HH income: $32,170
• Composite: 25.69/100
• National rank: #7392
• State rank: #30 of 55 in WV

Livability — Burlington

• Score: 65/100
• State rank: #123
• US rank: #12749

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 922

Population outlook (Hampshire County) Hauer SSP2

• Today (2025): 21,820 people
• By 2030: 20,690 · -5.2%
• By 2040: 18,089 · -17.1%
• By 2050: 15,413 · -29.4%
• By 2075: 10,421 · -52.2%
• By 2100: 6,842 · -68.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 4%
• Common ancestry: Slovak 3% Serbian 2% Iranian 1%
• Foreign-born: 1%

Political lean MEDSL · Hampshire

• 2024 margin: Solid R (+62.6) · D 18.0% · R 80.6% · Other 1.4%
• 2008→2024 swing: -35.8pp toward R · 2008: -26.8pp · 2024: -62.6pp
• All cycles: 2024: R+62.6 2020: R+60.4 2016: R+59.2 2012: R+40.4 2008: R+26.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.41%
• Current HPI: 160.411
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+733.3% since first listed

3 events — show timeline

• 2025-10-01 Price Changed $100,000 BRIGHT MLS
• 2025-09-22 Listed $130,000 BRIGHT MLS
• 1989-10-12 Sold (Public Records) $12,000 Public Records

Property tax history

+0.8%/yr

Latest (2025): $316 · +16.1% YoY. Source: county tax records.