3728 Garrett Fork Rd · Chapmanville, WV 25508

$135,000

2 bd · 1.0 ba · 1,674 sqft · SingleFamily public records · 30 Days on market

Built 1992 10,803 sqft 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 +12.8/30.0
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• DSCR +3.8/10.0
• Livability +3.1/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

Charming and move-in ready home located at 3728 Garrett Fork Road in Chapmanville! Offering approximately 1,410 sq. ft. of living space, this home features 2 bedrooms, 1 full bath, and a spacious 29 x 38 open floor plan combining the living room, dining area, and kitchen with appliances included. Enjoy the nice level fenced-in yard, newer porch, and plenty of parking. Convenient country setting with room to relax and entertain!

Key facts

• Open floor plan
• Country setting
• Newer porch

Tags

• OPEN FLOOR PLAN
• FENCED-IN YARD
• NEWER PORCH
• COUNTRY SETTING

Property features AI

Exterior

• Parking: Parking pad
• Security: Smoke detectors
• Utilities: Public water; Septic tank sewer; Cable available
• Home design: Single family residence; Residential property
• Construction: Frame construction with vinyl siding
• Exterior features: Patio; Porch; Fenced yard

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric forced-air heating; Central electric air conditioning
• Interior features: Eat-in kitchen; Insulated windows; Electric Range, Microwave, Refrigerator

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $-79 ($-950/yr) — negative.
• To cash-flow at today's rent, offer at most $121k (10.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $102k (24.5% below list).
• Recommended offer: $102k (24.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#178 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: amenities F, commute F, employment F.
• Logan County Schools (rural): math 18% / reading 32% proficiency, ranked #48 of 55 in WV (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Chapmanville Primary School (285 students, 0% FRL); Chapmanville Middle School (math 13% / reading 38%, grade F, #75 of 109 statewide, top 73%, 524 students, 0% FRL); Chapmanville Regional High School (math 12% / reading 42%, grade F, #79 of 110 statewide, top 78%, 721 students, 0% FRL) — zoned schools average 0% FRL vs 49% district-wide (49 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 23 active listings in the ZIP; 1 units permitted in Logan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($933 loan paydown + $8k appreciation (6.0% local appreciation)).
• Logan County population projected at -35% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago 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.
• Current owner paid $96k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; moderate wildfire risk; extreme-heat days projected 8→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,923 (24.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.75% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.40%
• DSCR: 0.98
• GRM: 11.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.04% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.4%
• Equity multiple: 1.91×
• Total profit: $34,251
• Equity at exit: $85,218

10-year hold

• IRR: 13.9%
• Equity multiple: 3.77×
• Total profit: $104,575
• Equity at exit: $154,842

Cash invested: $37,800 (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 25508

• Home prices YoY: 4.0%
• Active inventory: 23
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,019 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$54 /mo · $644/yr
• Insurance: −$56
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $-79

Break-even live

Break-even rent $1,119

Max offer price $121,015

Occupancy floor —

Sensitivity live

Price	-10% $-3	-5% $-41	+0% $-79	+5% $-117	+10% $-156
Rent	-10% $-160	-5% $-119	+0% $-79	+5% $-39	+10% $1
Rate	-1.0pp $-11	-0.5pp $-45	base $-79	+0.5pp $-114	+1.0pp $-150

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $135,000 Active 30 DOM
2. 2026-06-21
   days on market $135,000 Active 29 DOM
3. 2026-06-18
   days on market $135,000 Active 27 DOM
4. 2026-06-17
   days on market $135,000 Active 26 DOM
5. 2026-06-16
   days on market $135,000 Active 25 DOM
6. 2026-06-15
   days on market $135,000 Active 24 DOM
7. 2026-06-15
   days on market $135,000 Active 23 DOM
8. 2026-06-13
   days on market $135,000 Active 22 DOM
9. 2026-06-12
   days on market $135,000 Active 21 DOM
10. 2026-06-10
    status $135,000 Active 18 DOM
11. 2026-06-02
    status $135,000 Pending 18 DOM
12. 2026-06-01
    days on market $135,000 Active 18 DOM
13. 2026-05-31
    days on market $135,000 Active 17 DOM
14. 2026-05-13
    listed $135,000 Active
15. 2021-02-01
    soldstatus $96,000
16. 2021-01-29
    soldstatus $96,000
17. 2020-11-11
    listed $105,000
18. 2019-04-09
    listed $99,500
19. 1998-12-09
    soldstatus $65,000

ⓘ 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: $644 · $54/mo
• Projected year-2 tax: $796 · $66/mo
• Expected delta: +$152/yr (+$13/mo · 23.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 8 d/yr ≥99°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 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: $12,231
• − Mortgage interest: −$7,562
• − Property taxes: −$644
• − Insurance: −$1,472
• − Repairs & maintenance: −$978
• − Management: −$978
• − Depreciation: −$3,927
• Taxable loss: −$3,332
• Est. tax savings @ 24.0%: +$800
• After-tax cash flow: $-150/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: Logan County Schools
• NCES district ID: 5400690
• Math proficiency: 18% ▼ -15.00%
• Reading proficiency: 32% ▼ -9.00%
• Median HH income: $36,127
• Composite: 20.68/100
• National rank: #8531
• State rank: #48 of 55 in WV

Livability — Chapmanville

• Score: 62/100
• State rank: #178
• US rank: #16281

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,282

Population outlook (Logan County) Hauer SSP2

• Today (2025): 30,218 people
• By 2030: 27,848 · -7.8%
• By 2040: 23,262 · -23.0%
• By 2050: 19,582 · -35.2%
• By 2075: 12,739 · -57.8%
• By 2100: 7,787 · -74.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Italian 1% Serbian 1% Slovak 1%

Political lean MEDSL · Logan

• 2024 margin: Solid R (+66.7) · D 16.1% · R 82.8% · Other 1.1%
• 2008→2024 swing: -55.9pp toward R · 2008: -10.8pp · 2024: -66.7pp
• All cycles: 2024: R+66.7 2020: R+63.0 2016: R+63.2 2012: R+39.7 2008: R+10.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.04%
• Current HPI: 156.5895
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+107.7% since first listed

6 events — show timeline

• 2026-05-13 Listed $135,000 KVBOR
• 2021-02-01 Sold (Public Records) $96,000 Public Records
• 2021-01-29 Sold (MLS) $96,000 KVBOR
• 2020-11-11 Listed $105,000 KVBOR
• 2019-04-09 Listed $99,500 KVBOR
• 1998-12-09 Sold (Public Records) $65,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $644 · +1.7% YoY. Source: county tax records.