2554 Simpson · Flemington, WV 26347

$115,000

2 bd · 1.0 ba · 884 sqft · SingleFamily public records · 139 Days on market

Built 1875 0.44 ac lot

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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 +13.7/30.0
• ARV discount +7.5/15.0
• Appreciation +5.7/10.0
• DSCR +4.2/10.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Built in 1875, this 884 square foot home offers a rare opportunity to own a piece of Flemington, West Virginia history. Set in the heart of this small-town community, the home reflects the character and simplicity of a bygone era while offering a cozy, manageable footprint ideal for those seeking charm over cookie-cutter design. With its historic roots, this property is full of potential for restoration, personalization, or thoughtful updates that honor its original character. Whether you are looking for a starter home, a quiet retreat, or an investment opportunity, this residence provides a unique canvas in a town known for its close-knit feel and slower pace of life. Enjoy the appeal of s

Key facts

• 0.44 acre lot
• Built 1875
• Listed 138 days

Property features AI

Exterior

• Parking: No designated parking
• Utilities: Public water; Public sewer; Cable available
• Home design: Residential single-family detached home; Single-story
• Construction: Aluminum siding and block construction; Shingle roof; Below-grade finished area present
• Exterior features: Deck; Porch; Chain link fencing; Level and sloped lot

Interior

• Kitchen: Dishwasher, Refrigerator, Microwave
• Flooring: Ceramic tile; Laminate; Tile; Vinyl; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Window air conditioning units
• Interior features: Dishwasher, Refrigerator, Microwave; One fireplace; Has a basement with concrete construction and walk-out access; 6 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $9 ($110/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 $87k (24.5% below list).
• Recommended offer: $87k (24.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#170 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D+, amenities F.
• Taylor County Schools (town): math 27% / reading 36% proficiency, ranked #22 of 55 in WV (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Flemington Elementary School (math 24% / reading 15%, grade F, #341 of 377 statewide, top 93%, 122 students, 0% FRL); Taylor County Middle School (math 22% / reading 34%, grade F, #66 of 109 statewide, top 63%, 685 students, 0% FRL); Grafton High School (math 17% / reading 47%, grade F, #55 of 110 statewide, top 59%, 620 students, 0% FRL) — zoned schools average 0% FRL vs 44% district-wide (44 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 4 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($795 loan paydown + $2k appreciation (1.4% local appreciation)).
• Taylor County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $39k; list at $115k implies a 193% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1875 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $86,880 (24.5% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
2. Built in 1875 — 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. 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. 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: 0.76% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.34%
• DSCR: 1.02
• GRM: 11.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.0%
• Equity multiple: 1.16×
• Total profit: $5,032
• Equity at exit: $41,768

10-year hold

• IRR: 7.2%
• Equity multiple: 1.91×
• Total profit: $29,443
• Equity at exit: $57,501

Cash invested: $32,200 (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 26347

• Home prices YoY: 0.5%
• Active inventory: 4
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $869 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$26 /mo · $315/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $9

Break-even live

Break-even rent $857

Max offer price $115,000

Occupancy floor 94%

Sensitivity live

Price	-10% $74	-5% $42	+0% $9	+5% $-23	+10% $-56
Rent	-10% $-59	-5% $-25	+0% $9	+5% $43	+10% $78
Rate	-1.0pp $67	-0.5pp $38	base $9	+0.5pp $-21	+1.0pp $-51

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-09
   days on market $115,000 Active 139 DOM
2. 2026-06-08
   days on market $115,000 Active 138 DOM
3. 2026-06-07
   days on market $115,000 Active 137 DOM
4. 2026-06-05
   days on market $115,000 Active 134 DOM
5. 2026-06-02
   days on market $115,000 Active 132 DOM
6. 2026-06-01
   days on market $115,000 Active 131 DOM
7. 2026-05-31
   days on market $115,000 Active 130 DOM
8. 2026-05-30
   days on market $115,000 Active 129 DOM
9. 2026-01-21
   listed $115,000 Active
10. 2006-12-27
    soldstatus $39,200
11. 1997-09-30
    soldstatus $10,000

ⓘ 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: $315 · $26/mo
• Projected year-2 tax: $678 · $57/mo
• Expected delta: +$364/yr (+$30/mo · 115.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 19 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: $10,426
• − Mortgage interest: −$6,442
• − Property taxes: −$315
• − Insurance: −$575
• − Repairs & maintenance: −$834
• − Management: −$834
• − Depreciation: −$3,345
• Taxable loss: −$1,919
• Est. tax savings @ 24.0%: +$461
• After-tax cash flow: $570/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: Taylor County Schools
• NCES district ID: 5401380
• Math proficiency: 27% ▼ -14.00%
• Reading proficiency: 36% ▼ -11.00%
• Median HH income: $41,369
• Composite: 26.59/100
• National rank: #7183
• State rank: #22 of 55 in WV

Livability — Flemington

• Score: 63/100
• State rank: #170
• US rank: #15761

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,345

Population outlook (Taylor County) Hauer SSP2

• Today (2025): 16,987 people
• By 2030: 16,923 · -0.4%
• By 2040: 16,523 · -2.7%
• By 2050: 15,802 · -7.0%
• By 2075: 13,768 · -18.9%
• By 2100: 10,464 · -38.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Black 5%
• Common ancestry: Serbian 2% Portuguese 2% Danish 1%
• Foreign-born: 1%

Political lean MEDSL · Taylor

• 2024 margin: Solid R (+51.3) · D 23.3% · R 74.6% · Other 2.0%
• 2008→2024 swing: -32.9pp toward R · 2008: -18.4pp · 2024: -51.3pp
• All cycles: 2024: R+51.3 2020: R+49.9 2016: R+49.5 2012: R+32.2 2008: R+18.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.42%
• Current HPI: 294.1402
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+1050.0% since first listed

3 events — show timeline

• 2026-01-21 Listed $115,000 NCWVREIN
• 2006-12-27 Sold (Public Records) $39,200 Public Records
• 1997-09-30 Sold (Public Records) $10,000 Public Records

Property tax history

+35.8%/yr

Latest (2025): $315 · +7.5% YoY. Source: county tax records.