10908 River Front Rd · Chattaroy, WV 41514

$39,000

3 bd · 2.0 ba · 2,240 sqft · Manufactured public records · 20 Days on market

Built 1993 3.00 ac lot

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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 +5.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

Privacy at its Best!! Call today to see this 3 bedroom 2 bathroom home. This home sits on 3 acres of land. Endless possibilities here.

Key facts

• 3 acres of land
• 3 acre lot
• Built 1993

Tags

• 3 ACRES OF LAND

Property features AI

Exterior

• Utilities: Public water; Septic tank
• Home design: Single-family residence; Residential zoning; Situated on a 3-acre lot
• Construction: Wood siding; Metal roof
• Exterior features: Front porch; Patio; Fenced yard

Interior

• Kitchen: Refrigerator
• Flooring: Hardwood; Vinyl
• Heating & cooling: Central air conditioning
• Interior features: Hardwood and vinyl flooring; Refrigerator included; 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $39k.

Deal economics

• At list price, monthly cash flow is $656 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $39k).
• Recommended offer: $38k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#193 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, schools F, amenities F.
• Martin County (rural): math 15% / reading 31% proficiency, ranked #155 of 165 in KY (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.

Forward outlook

• In year one you build about $682 of equity ($270 loan paydown + $412 appreciation (1.1% local appreciation)).
• Martin County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.1% 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 20 days — a 2% lower offer ($38k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $38,415 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 3.01% ✓
• Cap rate: 26.49%
• Cash-on-cash: 72.13%
• DSCR: 4.21
• GRM: 2.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 75.1%
• Equity multiple: 4.91×
• Total profit: $42,660
• Equity at exit: $13,431

10-year hold

• IRR: 76.0%
• Equity multiple: 10.02×
• Total profit: $98,507
• Equity at exit: $17,939

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 41514

• Home prices YoY: 0.9%
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,172 medium
• Mortgage (P&I): −$205
• Tax est. 1.5%: −$49 /mo · $585/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $656

Break-even live

Break-even rent $341

Max offer price $39,000

Occupancy floor 39%

Sensitivity live

Price	-10% $683	-5% $670	+0% $656	+5% $643	+10% $629
Rent	-10% $564	-5% $610	+0% $656	+5% $703	+10% $749
Rate	-1.0pp $676	-0.5pp $666	base $656	+0.5pp $646	+1.0pp $636

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 15 events

1. 2026-06-18
   days on market $39,000 Active 20 DOM
2. 2026-06-17
   days on market $39,000 Active 19 DOM
3. 2026-06-16
   days on market $39,000 Active 18 DOM
4. 2026-06-15
   days on market $39,000 Active 17 DOM
5. 2026-06-13
   days on market $39,000 Active 15 DOM
6. 2026-06-12
   days on market $39,000 Active 14 DOM
7. 2026-06-09
   days on market $39,000 Active 11 DOM
8. 2026-06-08
   days on market $39,000 Active 10 DOM
9. 2026-06-07
   days on market $39,000 Active 9 DOM
10. 2026-06-05
    days on market $39,000 Active 7 DOM
11. 2026-06-04
    days on market $39,000 Active 5 DOM
12. 2026-06-02
    days on market $39,000 Active 4 DOM
13. 2026-06-01
    days on market $39,000 Active 3 DOM
14. 2026-05-31
    days on market $39,000 Active 2 DOM
15. 2026-05-29
    listed $39,000 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,064
• − Mortgage interest: −$2,185
• − Property taxes: −$585
• − Insurance: −$195
• − Repairs & maintenance: −$1,125
• − Management: −$1,125
• − Depreciation: −$1,135
• Taxable income: $7,715
• Est. tax owed @ 24.0%: −$1,851
• After-tax cash flow: $6,025/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: Martin County
• NCES district ID: 2103840
• Math proficiency: 15% ▼ -20.00%
• Reading proficiency: 31% ▼ -21.00%
• Median HH income: $28,846
• Composite: 18.31/100
• National rank: #8951
• State rank: #155 of 165 in KY

Livability — Chattaroy

• Score: 61/100
• State rank: #193
• US rank: #17336

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 577
• Population (ZIP): 2,590

Population outlook (Martin County) Hauer SSP2

• Today (2025): 11,561 people
• By 2030: 11,118 · -3.8%
• By 2040: 10,125 · -12.4%
• By 2050: 9,088 · -21.4%
• By 2075: 7,063 · -38.9%
• By 2100: 5,580 · -51.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 8% Hispanic / Latino 2%
• Common ancestry: Serbian 3% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Martin

• 2024 margin: Solid R (+83.6) · D 7.8% · R 91.5%
• 2008→2024 swing: -29.0pp toward R · 2008: -54.6pp · 2024: -83.6pp
• All cycles: 2024: R+83.6 2020: R+78.6 2016: R+79.5 2012: R+68.2 2008: R+54.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.06%
• Current HPI: 111.7949
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-29 Listed $39,000 EKAR

Property tax history

+2.7%/yr

Latest (2025): $75 · +0.0% YoY. Source: county tax records.