26540 Mountaineer Dr · Seneca Rocks, WV 26884

$120,000

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 4 Days on market

Built 1972 ↓ 31% since listing

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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 +17.9/30.0
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• 1% rule +3.5/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This home has 1056 square feet of living space with 3 bedrooms, 1 bathroom, galley kitchen, dining room, living room and unfinished basement. Laundry is on main floor. The house sits on 2.12 acres. This property is nature at its best! Has front and back porch with beautiful view of mountains! Lots of parking space. House needs some TLC. It is being sold as is!

Key facts

• Built 1972
• Listed 4 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $101 ($1k/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 $102k (14.9% below list).
• Recommended offer: $102k (14.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Pendleton County Schools (rural): math 33% / reading 45% proficiency, ranked #8 of 55 in WV (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 6 active listings in the ZIP; 38 units permitted in Pendleton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($830 loan paydown + $7k appreciation (5.9% local appreciation)).
• Pendleton County population projected at -42% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.9% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Recommended offer $102,070 (14.9% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.85% ✗
• Cap rate: 7.31%
• Cash-on-cash: 3.62%
• DSCR: 1.16
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.1%
• Equity multiple: 2.20×
• Total profit: $40,453
• Equity at exit: $74,811

10-year hold

• IRR: 17.7%
• Equity multiple: 4.39×
• Total profit: $113,969
• Equity at exit: $135,130

Cash invested: $33,600 (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 26884

• Home prices YoY: 3.3%
• Active inventory: 6
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,021 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$26 /mo · $308/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $101

Break-even live

Break-even rent $892

Max offer price $120,000

Occupancy floor 85%

Sensitivity live

Price	-10% $169	-5% $135	+0% $101	+5% $67	+10% $33
Rent	-10% $21	-5% $61	+0% $101	+5% $142	+10% $182
Rate	-1.0pp $162	-0.5pp $132	base $101	+0.5pp $70	+1.0pp $39

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-21
   days on market $120,000 Active 4 DOM
2. 2026-06-18
   days on market $120,000 Active 2 DOM
3. 2026-06-17
   remarks 362-char remark
4. 2026-06-17
   listed $120,000 Active 1 DOM

ⓘ 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: $308 · $26/mo
• Projected year-2 tax: $708 · $59/mo
• Expected delta: +$400/yr (+$33/mo · 129.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 9 d/yr ≥92°F today · 25 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: $12,248
• − Mortgage interest: −$6,722
• − Property taxes: −$308
• − Insurance: −$600
• − Repairs & maintenance: −$980
• − Management: −$980
• − Depreciation: −$3,491
• Taxable loss: −$833
• Est. tax savings @ 24.0%: +$200
• After-tax cash flow: $1,416/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: Pendleton County Schools
• NCES district ID: 5401080
• Math proficiency: 33% ▼ -5.00%
• Reading proficiency: 45% ▬ 0.00%
• Median HH income: $36,262
• Composite: 32.31/100
• National rank: #5749
• State rank: #8 of 55 in WV

Livability — Seneca Rocks

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

Census & demographics

• Population (ZIP): 229

Population outlook (Pendleton County) Hauer SSP2

• Today (2025): 6,110 people
• By 2030: 5,557 · -9.1%
• By 2040: 4,486 · -26.6%
• By 2050: 3,557 · -41.8%
• By 2075: 2,156 · -64.7%
• By 2100: 1,424 · -76.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Asian 2%
• Common ancestry: Romanian 7% Slovak 7%
• Foreign-born: 2% · South Korea
• Languages at home: 98% English-only · Korean 2%

Political lean MEDSL · Pendleton

• 2024 margin: Solid R (+58.6) · D 19.9% · R 78.5% · Other 1.7%
• 2008→2024 swing: -37.2pp toward R · 2008: -21.4pp · 2024: -58.6pp
• All cycles: 2024: R+58.6 2020: R+53.6 2016: R+51.8 2012: R+31.6 2008: R+21.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.92%
• Current HPI: 183.7536
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-31.4% since first listed

6 events — show timeline

• 2026-06-17 Listed $120,000 FSBO.com
• 2025-09-29 Listing Removed — BRIGHT MLS
• 2025-08-03 Price Changed $138,000 BRIGHT MLS
• 2025-06-22 Price Changed $156,000 BRIGHT MLS
• 2025-06-15 Price Changed $168,000 BRIGHT MLS
• 2025-05-18 Listed $175,000 BRIGHT MLS

Property tax history

+5.9%/yr

Latest (2025): $308 · +7.1% YoY. Source: county tax records.