98 Mount · Clarksburg, WV 26408

$125,000

3 bd · 2.0 ba · 1,200 sqft · Manufactured public records · 64 Days on market

Built 2011 0.30 ac lot Est $140k · 11% under

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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 +20.3/30.0
• ARV discount +12.4/15.0
• DSCR +6.4/10.0
• Appreciation +6.2/10.0
• 1% rule +4.1/10.0
• Livability +4.0/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Well-maintained manufactured home with fenced yard, covered porches, and great storage space. This home is in a country setting that is not far from the interstate, shopping, and medical facilities. It is close to the WV Rails to Trails for recreation. See Agent Remarks.

Key facts

• Covered porches
• Close to recreation
• Fenced yard

Tags

• FENCED YARD
• COVERED PORCHES
• GREAT STORAGE SPACE
• COUNTRY SETTING
• CLOSE TO RECREATION

Property features AI

Exterior

• Parking: Off-street parking; On-street parking; Other parking
• Utilities: Public water; Septic sewer
• Home design: Manufactured home (multi wide); Single-story
• Construction: Vinyl siding; Metal and shingle roof
• Exterior features: Porch; Chain link fencing; Level to sloped lot

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Central air conditioning
• Interior features: Dishwasher; Dryer; Refrigerator; Range; Washer; Vinyl flooring; 7 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $159 ($2k/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 $114k (9.0% below list).
• Recommended offer: $114k (9.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 81/100 on livability (#11 in WV, #1,521 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities C-, crime D+, employment D-.
• Harrison County Schools (town): math 29% / reading 43% proficiency, ranked #12 of 55 in WV (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: West Milford Elementary School (math 27% / reading 37%, grade F, #191 of 377 statewide, top 56%, 368 students, 0% FRL); South Harrison Middle School (math 18% / reading 35%, grade F, #72 of 109 statewide, top 68%, 274 students, 0% FRL); Robert C Byrd High School (math 22% / reading 52%, grade F, #32 of 110 statewide, top 34%, 765 students, 0% FRL) — zoned schools average 0% FRL vs 43% district-wide (43 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 16 active listings in the ZIP; 84 units permitted in Harrison County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($864 loan paydown + $3k appreciation (2.4% local appreciation)).
• Harrison County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.4% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

Recommended offer $113,730 (9.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 0.91% ✗
• Cap rate: 7.82%
• Cash-on-cash: 5.46%
• DSCR: 1.24
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $140,400
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
98 Mount	0.00mi	3/2.0	1,200 (0%)	0mo	$140,000	$117	100

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.0%
• Equity multiple: 1.61×
• Total profit: $21,372
• Equity at exit: $52,200

10-year hold

• IRR: 13.6%
• Equity multiple: 2.90×
• Total profit: $66,606
• Equity at exit: $77,461

Cash invested: $35,000 (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 26408

• Home prices YoY: 1.7%
• Active inventory: 16
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,137 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$32 /mo · $380/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $159

Break-even live

Break-even rent $936

Max offer price $125,000

Occupancy floor 81%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-12
   statusdays on market $125,000 Pending 64 DOM
2. 2026-06-09
   days on market $125,000 Active Under Contract 62 DOM
3. 2026-06-08
   days on market $125,000 Active Under Contract 61 DOM
4. 2026-06-07
   days on market $125,000 Active Under Contract 60 DOM
5. 2026-06-05
   days on market $125,000 Active Under Contract 57 DOM
6. 2026-06-03
   days on market $125,000 Active Under Contract 56 DOM
7. 2026-06-02
   days on market $125,000 Active Under Contract 55 DOM
8. 2026-06-01
   days on market $125,000 Active Under Contract 54 DOM
9. 2026-05-31
   days on market $125,000 Active Under Contract 53 DOM
10. 2026-05-30
    days on market $125,000 Active Under Contract 52 DOM
11. 2026-04-09
    historical Active Under Contract
12. 2026-04-08
    listed $125,000 Active

ⓘ 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: $380 · $32/mo
• Projected year-2 tax: $738 · $61/mo
• Expected delta: +$357/yr (+$30/mo · 93.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% 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: $13,648
• − Mortgage interest: −$7,002
• − Property taxes: −$380
• − Insurance: −$625
• − Repairs & maintenance: −$1,092
• − Management: −$1,092
• − Depreciation: −$3,636
• Taxable loss: −$180
• Est. tax savings @ 24.0%: +$43
• After-tax cash flow: $1,953/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: Harrison County Schools
• NCES district ID: 5400510
• Math proficiency: 29% ▼ -10.00%
• Reading proficiency: 43% ▼ -3.00%
• Median HH income: $43,269
• Composite: 30.48/100
• National rank: #6222
• State rank: #12 of 55 in WV

Livability — Clarksburg

• Score: 81/100
• State rank: #11
• US rank: #1521

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 28,716
• Population (ZIP): 2,188

Population outlook (Harrison County) Hauer SSP2

• Today (2025): 67,273 people
• By 2030: 65,963 · -1.9%
• By 2040: 63,033 · -6.3%
• By 2050: 59,999 · -10.8%
• By 2075: 52,524 · -21.9%
• By 2100: 42,654 · -36.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Iranian 2% Serbian 2% Lithuanian 1%
• Foreign-born: 0%

Political lean MEDSL · Harrison

• 2024 margin: Solid R (+41.0) · D 28.5% · R 69.4% · Other 2.1%
• 2008→2024 swing: -27.6pp toward R · 2008: -13.3pp · 2024: -41.0pp
• All cycles: 2024: R+41.0 2020: R+37.6 2016: R+39.5 2012: R+23.5 2008: R+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.42%
• Current HPI: 144.8176
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-04-09 Contingent — NCWVREIN
• 2026-04-08 Listed $125,000 NCWVREIN

Property tax history

+7.5%/yr

Latest (2025): $380 · +7.5% YoY. Source: county tax records.