None · Gap Mills, WV 24941

$39,000

1 bd · 1.0 ba · 2,700 sqft · SingleFamily · 185 Days on market

Built 1920

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.2/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

REDUCED!More than meets the eye. Building currently used as business and residence, fronting Rt311 in Sweet Springs. Large rooms upstairs, walkout basement is plumbed, wired & insulated. 2 Woodstoves, baseboard electric in residence, plenty parking, easy access around the building. Potential for various types business or residential rental. Building needs some repair. Upstairs storage currently accessed thru basement. 3X16 trusses for floors. Owner confirmied water rights to property. Owner has owned property since since 1970 and water comes from Sweet Springs Reservoir. Documentation in file and available. Owner has documentation on environmental information in file and available.

Key facts

• Walkout basement
• Beautiful farm views
• Excellent parking

Tags

• WALKOUT BASEMENT
• PLUMBED WIRED BASEMENT
• EXCELLENT PARKING
• GOOD ROAD FRONTAGE
• BEAUTIFUL FARM VIEWS

Property features AI

Exterior

• Utilities: Electricity available
• Home design: Residential property
• Construction: Block construction; Block foundation; Built area approximately 2700
• Exterior features: Property has a view; Wood and metal roof

Interior

• Flooring: Hardwood; Concrete
• Bathrooms: One full bathroom
• Heating & cooling: Baseboard heating; Electric heating; Wood stove; No central cooling
• Interior features: Hardwood and concrete flooring; Seven total rooms

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $39k.

Deal economics

• At list price, monthly cash flow is $485 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($955 rent vs $39k).
• Recommended offer: $34k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Monroe County Schools (rural): math 27% / reading 35% proficiency, ranked #29 of 55 in WV (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: James Monroe High School (math 22% / reading 47%, grade F, #42 of 110 statewide, top 47%, 464 students, 0% FRL) — zoned schools average 0% FRL vs 48% district-wide (48 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 15 active listings in the ZIP.

Forward outlook

• In year one you build about $1k of equity ($270 loan paydown + $905 appreciation (2.3% local appreciation)).
• Monroe County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.3% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 185 days — a 12% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $34,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 185 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 2.45% ✓
• Cap rate: 21.21%
• Cash-on-cash: 53.28%
• DSCR: 3.37
• GRM: 3.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.32% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 57.6%
• Equity multiple: 4.13×
• Total profit: $34,207
• Equity at exit: $16,062

10-year hold

• IRR: 57.8%
• Equity multiple: 8.35×
• Total profit: $80,294
• Equity at exit: $23,664

Cash invested: $10,920 (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 24941

• Home prices YoY: 1.4%
• Active inventory: 15
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $955 medium
• Mortgage (P&I): −$205
• Tax est. 1.5%: −$49 /mo · $585/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $485

Break-even live

Break-even rent $341

Max offer price $39,000

Occupancy floor 44%

Sensitivity live

Price	-10% $512	-5% $498	+0% $485	+5% $471	+10% $458
Rent	-10% $409	-5% $447	+0% $485	+5% $523	+10% $560
Rate	-1.0pp $504	-0.5pp $495	base $485	+0.5pp $475	+1.0pp $464

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: $9,750
• Closing costs: $1,170
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $39,000 Active 185 DOM
2. 2026-06-18
   days on market $39,000 Active 183 DOM
3. 2026-06-17
   days on market $39,000 Active 182 DOM
4. 2026-06-16
   days on market $39,000 Active 181 DOM
5. 2026-06-15
   days on market $39,000 Active 180 DOM
6. 2026-06-15
   days on market $39,000 Active 179 DOM
7. 2026-06-13
   days on market $39,000 Active 178 DOM
8. 2026-06-09
   days on market $39,000 Active 174 DOM
9. 2026-06-08
   days on market $39,000 Active 173 DOM
10. 2026-06-08
    days on market $39,000 Active 172 DOM
11. 2026-06-07
    days on market $39,000 Active 171 DOM
12. 2026-06-04
    days on market $39,000 Active 169 DOM
13. 2026-06-03
    days on market $39,000 Active 168 DOM
14. 2026-06-02
    days on market $39,000 Active 167 DOM
15. 2026-06-01
    days on market $39,000 Active 166 DOM
16. 2026-05-31
    days on market $39,000 Active 165 DOM
17. 2025-12-16
    listed $39,000 Active
18. 2015-01-29
    soldstatus 699-char remark

    Show marketing remark (699 chars)

    REDUCED!More than meets the eye. Building currently used as business and residence, fronting Rt311 in Sweet Springs. Large rooms upstairs, walkout basement is plumbed, wired & insulated. 2 Woodstoves, baseboard electric in residence, plenty parking, easy access around the building. Potential for various types business or residential rental. Building needs some repair. Upstairs storage currently accessed thru basement. 3X16 trusses for floors. Owner confirmied water rights to property. Owner has owned property since since 1970 and water comes from Sweet Springs Reservoir. Documentation in file and available. Owner has documentation on environmental information in file and available.

19. 2014-01-17
    listed $39,000 699-char remark

    Show marketing remark (699 chars)

    REDUCED!More than meets the eye. Building currently used as business and residence, fronting Rt311 in Sweet Springs. Large rooms upstairs, walkout basement is plumbed, wired & insulated. 2 Woodstoves, baseboard electric in residence, plenty parking, easy access around the building. Potential for various types business or residential rental. Building needs some repair. Upstairs storage currently accessed thru basement. 3X16 trusses for floors. Owner confirmied water rights to property. Owner has owned property since since 1970 and water comes from Sweet Springs Reservoir. Documentation in file and available. Owner has documentation on environmental information in file and available.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $11,459
• − Mortgage interest: −$2,185
• − Property taxes: −$585
• − Insurance: −$195
• − Repairs & maintenance: −$917
• − Management: −$917
• − Depreciation: −$1,135
• Taxable income: $5,526
• Est. tax owed @ 24.0%: −$1,326
• After-tax cash flow: $4,492/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: Monroe County Schools
• NCES district ID: 5400960
• Math proficiency: 27% ▼ -9.00%
• Reading proficiency: 35% ▼ -8.00%
• Median HH income: $37,855
• Composite: 25.85/100
• National rank: #7351
• State rank: #29 of 55 in WV

Livability — Gap Mills

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 1,077

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 13,411 people
• By 2030: 13,266 · -1.1%
• By 2040: 12,829 · -4.3%
• By 2050: 12,174 · -9.2%
• By 2075: 10,395 · -22.5%
• By 2100: 7,805 · -41.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Black 8% Two or more races 2%
• Common ancestry: Romanian 5% Scotch-Irish 1%
• Foreign-born: 0%

Political lean MEDSL · Monroe

• 2024 margin: Solid R (+61.8) · D 18.1% · R 79.9% · Other 1.9%
• 2008→2024 swing: -37.0pp toward R · 2008: -24.8pp · 2024: -61.8pp
• All cycles: 2024: R+61.8 2020: R+57.4 2016: R+57.3 2012: R+41.3 2008: R+24.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.32%
• Current HPI: 168.7832
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+0.0% since first listed

3 events — show timeline

• 2025-12-16 Listed $39,000 GVBOR
• 2015-01-29 Sold (MLS) — GVBOR
• 2014-01-17 Listed $39,000 GVBOR