6275 Knobs Rd · Union, WV 24983

$80,000

2 bd · 1.0 ba · 1,200 sqft · Manufactured public records · 100 Days on market

Built 1995 1.74 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
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Appreciation +5.9/10.0
• Livability +2.9/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

3-bedroom, 1-bath single-family cabin home on 1.76 wooded acres in Union. Offering approximately 1,200 sq ft, this property features an open floor plan, hardwood floors, exposed beams, and custom wood details throughout. Large windows provide natural light and wooded views. Outdoor highlights include a gazebo, deck, and gently sloping lot with exceptional privacy. Ideal for buyers seeking acreage, rustic character, and the opportunity to create a private retreat or investment property. Interior details include handcrafted wood cabinetry, wood plank walls, and a hardwood floor inlay. A stone-accented opening connects the living room and kitchen. The home is heated by a wood stove, which is the sole heat source. Buyers may retain wood stove heat or install an additional heating system. Property is being sold in its current condition and will require cleaning, repairs, and updates. Suitable for buyers prepared to make improvements and add value. The nearby historic town of Union has restaurants, a public pool, shopping, services, a summer Farmers Day, an annual Autumn festival, and a Christmas parade. Union is also close to Moncove Lake State State Park which offers a variety of outdoor recreation. Close by, Lewisburg, voted the Coolest Small Town in America, offers an almost endless variety of events including the Lewisburg Chocolate Festival, Taste of our Town, the WV State Fair, and the Lewisburg Literary Festival to name just a few. Lewisburg is also the home to several fine dining restaurants, fun local eateries, a variety of shopping in the walking downtown, and easy access to outdoor retreats such as the Greenbrier River Trail.

Key facts

• Large windows
• Open floor plan
• Custom wood details

Tags

• OPEN FLOOR PLAN
• HARDWOOD FLOORS
• EXPOSED BEAMS
• CUSTOM WOOD DETAILS
• LARGE WINDOWS
• GAZEBO

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: Open parking on gravel; no garage
• Utilities: Private well water; Septic tank
• Home design: Residential property
• Construction: Wood siding and other exterior materials
• Exterior features: Metal roof; Property has a view; Lot is level to rolling

Interior

• Kitchen: Cooktop
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating; Window cooling units
• Interior features: Fireplace; Electric water heater; Cooktop
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $312 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#243 in WV) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+, crime B; Watch: amenities F, commute F, employment F.
• 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: Mountain View Elementary & Middle School (math 33% / reading 31%, grade F, #191 of 377 statewide, top 56%, 482 students, 0% FRL); 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: 22 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($553 loan paydown + $2k appreciation (1.9% 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 (1.9% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 3 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 $72,800 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 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 D-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. 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: 1.26% ✓
• Cap rate: 10.97%
• Cash-on-cash: 16.69%
• DSCR: 1.74
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.88% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.7%
• Equity multiple: 2.11×
• Total profit: $24,827
• Equity at exit: $31,043

10-year hold

• IRR: 22.8%
• Equity multiple: 3.97×
• Total profit: $66,581
• Equity at exit: $44,314

Cash invested: $22,400 (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 24983

• Home prices YoY: 1.1%
• Active inventory: 22
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,012 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$35 /mo · $416/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $312

Break-even live

Break-even rent $617

Max offer price $80,000

Occupancy floor 64%

Sensitivity live

Price	-10% $357	-5% $334	+0% $312	+5% $289	+10% $266
Rent	-10% $232	-5% $272	+0% $312	+5% $352	+10% $392
Rate	-1.0pp $352	-0.5pp $332	base $312	+0.5pp $291	+1.0pp $270

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $80,000 Active 100 DOM
2. 2026-06-18
   days on market $80,000 Active 98 DOM
3. 2026-06-17
   days on market $80,000 Active 97 DOM
4. 2026-06-16
   days on market $80,000 Active 96 DOM
5. 2026-06-15
   days on market $80,000 Active 95 DOM
6. 2026-06-15
   days on market $80,000 Active 94 DOM
7. 2026-06-13
   days on market $80,000 Active 93 DOM
8. 2026-06-09
   days on market $80,000 Active 89 DOM
9. 2026-06-08
   days on market $80,000 Active 88 DOM
10. 2026-06-08
    days on market $80,000 Active 87 DOM
11. 2026-06-07
    days on market $80,000 Active 86 DOM
12. 2026-06-04
    days on market $80,000 Active 84 DOM
13. 2026-06-03
    days on market $80,000 Active 83 DOM
14. 2026-06-02
    days on market $80,000 Active 82 DOM
15. 2026-06-01
    days on market $80,000 Active 81 DOM
16. 2026-05-31
    days on market $80,000 Active 80 DOM
17. 2026-04-07
    status Pending 1659-char remark

    Show marketing remark (1659 chars)

    3-bedroom, 1-bath single-family cabin home on 1.76 wooded acres in Union. Offering approximately 1,200 sq ft, this property features an open floor plan, hardwood floors, exposed beams, and custom wood details throughout. Large windows provide natural light and wooded views. Outdoor highlights include a gazebo, deck, and gently sloping lot with exceptional privacy. Ideal for buyers seeking acreage, rustic character, and the opportunity to create a private retreat or investment property. Interior details include handcrafted wood cabinetry, wood plank walls, and a hardwood floor inlay. A stone-accented opening connects the living room and kitchen. The home is heated by a wood stove, which is the sole heat source. Buyers may retain wood stove heat or install an additional heating system. Property is being sold in its current condition and will require cleaning, repairs, and updates. Suitable for buyers prepared to make improvements and add value. The nearby historic town of Union has restaurants, a public pool, shopping, services, a summer Farmers Day, an annual Autumn festival, and a Christmas parade. Union is also close to Moncove Lake State State Park which offers a variety of outdoor recreation. Close by, Lewisburg, voted the Coolest Small Town in America, offers an almost endless variety of events including the Lewisburg Chocolate Festival, Taste of our Town, the WV State Fair, and the Lewisburg Literary Festival to name just a few. Lewisburg is also the home to several fine dining restaurants, fun local eateries, a variety of shopping in the walking downtown, and easy access to outdoor retreats such as the Greenbrier River Trail.

18. 2026-04-01
    status Active 1659-char remark

    Show marketing remark (1659 chars)

    3-bedroom, 1-bath single-family cabin home on 1.76 wooded acres in Union. Offering approximately 1,200 sq ft, this property features an open floor plan, hardwood floors, exposed beams, and custom wood details throughout. Large windows provide natural light and wooded views. Outdoor highlights include a gazebo, deck, and gently sloping lot with exceptional privacy. Ideal for buyers seeking acreage, rustic character, and the opportunity to create a private retreat or investment property. Interior details include handcrafted wood cabinetry, wood plank walls, and a hardwood floor inlay. A stone-accented opening connects the living room and kitchen. The home is heated by a wood stove, which is the sole heat source. Buyers may retain wood stove heat or install an additional heating system. Property is being sold in its current condition and will require cleaning, repairs, and updates. Suitable for buyers prepared to make improvements and add value. The nearby historic town of Union has restaurants, a public pool, shopping, services, a summer Farmers Day, an annual Autumn festival, and a Christmas parade. Union is also close to Moncove Lake State State Park which offers a variety of outdoor recreation. Close by, Lewisburg, voted the Coolest Small Town in America, offers an almost endless variety of events including the Lewisburg Chocolate Festival, Taste of our Town, the WV State Fair, and the Lewisburg Literary Festival to name just a few. Lewisburg is also the home to several fine dining restaurants, fun local eateries, a variety of shopping in the walking downtown, and easy access to outdoor retreats such as the Greenbrier River Trail.

19. 2026-03-20
    status Pending 1659-char remark

    Show marketing remark (1659 chars)

    3-bedroom, 1-bath single-family cabin home on 1.76 wooded acres in Union. Offering approximately 1,200 sq ft, this property features an open floor plan, hardwood floors, exposed beams, and custom wood details throughout. Large windows provide natural light and wooded views. Outdoor highlights include a gazebo, deck, and gently sloping lot with exceptional privacy. Ideal for buyers seeking acreage, rustic character, and the opportunity to create a private retreat or investment property. Interior details include handcrafted wood cabinetry, wood plank walls, and a hardwood floor inlay. A stone-accented opening connects the living room and kitchen. The home is heated by a wood stove, which is the sole heat source. Buyers may retain wood stove heat or install an additional heating system. Property is being sold in its current condition and will require cleaning, repairs, and updates. Suitable for buyers prepared to make improvements and add value. The nearby historic town of Union has restaurants, a public pool, shopping, services, a summer Farmers Day, an annual Autumn festival, and a Christmas parade. Union is also close to Moncove Lake State State Park which offers a variety of outdoor recreation. Close by, Lewisburg, voted the Coolest Small Town in America, offers an almost endless variety of events including the Lewisburg Chocolate Festival, Taste of our Town, the WV State Fair, and the Lewisburg Literary Festival to name just a few. Lewisburg is also the home to several fine dining restaurants, fun local eateries, a variety of shopping in the walking downtown, and easy access to outdoor retreats such as the Greenbrier River Trail.

20. 2026-03-06
    listed $80,000 Active 1659-char remark

    Show marketing remark (1659 chars)

    3-bedroom, 1-bath single-family cabin home on 1.76 wooded acres in Union. Offering approximately 1,200 sq ft, this property features an open floor plan, hardwood floors, exposed beams, and custom wood details throughout. Large windows provide natural light and wooded views. Outdoor highlights include a gazebo, deck, and gently sloping lot with exceptional privacy. Ideal for buyers seeking acreage, rustic character, and the opportunity to create a private retreat or investment property. Interior details include handcrafted wood cabinetry, wood plank walls, and a hardwood floor inlay. A stone-accented opening connects the living room and kitchen. The home is heated by a wood stove, which is the sole heat source. Buyers may retain wood stove heat or install an additional heating system. Property is being sold in its current condition and will require cleaning, repairs, and updates. Suitable for buyers prepared to make improvements and add value. The nearby historic town of Union has restaurants, a public pool, shopping, services, a summer Farmers Day, an annual Autumn festival, and a Christmas parade. Union is also close to Moncove Lake State State Park which offers a variety of outdoor recreation. Close by, Lewisburg, voted the Coolest Small Town in America, offers an almost endless variety of events including the Lewisburg Chocolate Festival, Taste of our Town, the WV State Fair, and the Lewisburg Literary Festival to name just a few. Lewisburg is also the home to several fine dining restaurants, fun local eateries, a variety of shopping in the walking downtown, and easy access to outdoor retreats such as the Greenbrier River Trail.

21. 2026-02-27
    historical $80,000 1659-char remark

    Show marketing remark (1659 chars)

    3-bedroom, 1-bath single-family cabin home on 1.76 wooded acres in Union. Offering approximately 1,200 sq ft, this property features an open floor plan, hardwood floors, exposed beams, and custom wood details throughout. Large windows provide natural light and wooded views. Outdoor highlights include a gazebo, deck, and gently sloping lot with exceptional privacy. Ideal for buyers seeking acreage, rustic character, and the opportunity to create a private retreat or investment property. Interior details include handcrafted wood cabinetry, wood plank walls, and a hardwood floor inlay. A stone-accented opening connects the living room and kitchen. The home is heated by a wood stove, which is the sole heat source. Buyers may retain wood stove heat or install an additional heating system. Property is being sold in its current condition and will require cleaning, repairs, and updates. Suitable for buyers prepared to make improvements and add value. The nearby historic town of Union has restaurants, a public pool, shopping, services, a summer Farmers Day, an annual Autumn festival, and a Christmas parade. Union is also close to Moncove Lake State State Park which offers a variety of outdoor recreation. Close by, Lewisburg, voted the Coolest Small Town in America, offers an almost endless variety of events including the Lewisburg Chocolate Festival, Taste of our Town, the WV State Fair, and the Lewisburg Literary Festival to name just a few. Lewisburg is also the home to several fine dining restaurants, fun local eateries, a variety of shopping in the walking downtown, and easy access to outdoor retreats such as the Greenbrier River Trail.

22. 2026-02-27
    listed $80,000 Active

    Show marketing remark (1659 chars)

    3-bedroom, 1-bath single-family cabin home on 1.76 wooded acres in Union. Offering approximately 1,200 sq ft, this property features an open floor plan, hardwood floors, exposed beams, and custom wood details throughout. Large windows provide natural light and wooded views. Outdoor highlights include a gazebo, deck, and gently sloping lot with exceptional privacy. Ideal for buyers seeking acreage, rustic character, and the opportunity to create a private retreat or investment property. Interior details include handcrafted wood cabinetry, wood plank walls, and a hardwood floor inlay. A stone-accented opening connects the living room and kitchen. The home is heated by a wood stove, which is the sole heat source. Buyers may retain wood stove heat or install an additional heating system. Property is being sold in its current condition and will require cleaning, repairs, and updates. Suitable for buyers prepared to make improvements and add value. The nearby historic town of Union has restaurants, a public pool, shopping, services, a summer Farmers Day, an annual Autumn festival, and a Christmas parade. Union is also close to Moncove Lake State State Park which offers a variety of outdoor recreation. Close by, Lewisburg, voted the Coolest Small Town in America, offers an almost endless variety of events including the Lewisburg Chocolate Festival, Taste of our Town, the WV State Fair, and the Lewisburg Literary Festival to name just a few. Lewisburg is also the home to several fine dining restaurants, fun local eateries, a variety of shopping in the walking downtown, and easy access to outdoor retreats such as the Greenbrier River Trail.

ⓘ 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: $416 · $35/mo
• Projected year-2 tax: $472 · $39/mo
• Expected delta: +$56/yr (+$5/mo · 13.5%)

ⓘ 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 2/10 Low
• 💨 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: $12,139
• − Mortgage interest: −$4,481
• − Property taxes: −$416
• − Insurance: −$400
• − Repairs & maintenance: −$971
• − Management: −$971
• − Depreciation: −$2,327
• Taxable income: $2,572
• Est. tax owed @ 24.0%: −$617
• After-tax cash flow: $3,122/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 — Union

• Score: 58/100
• State rank: #243
• US rank: #20925

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,783

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 (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Serbian 6% Slovak 2% Danish 2%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▲ 1.88%
• Current HPI: 173.921
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+0.0% since first listed

6 events — show timeline

• 2026-04-07 Pending — GVBOR
• 2026-04-01 Relisted — GVBOR
• 2026-03-20 Pending — GVBOR
• 2026-03-06 Listed $80,000 GVBOR
• 2026-02-27 Coming Soon $80,000 GVBOR
• 2026-02-27 Listed $80,000 BBOR

Property tax history

+15.0%/yr

Latest (2025): $416 · +7.6% YoY. Source: county tax records.