55 Kipps Dr · Augusta, WV 26704

$35,000

1 bd · 1.0 ba · 560 sqft · Other public records · 45 Days on market

Built 1988 1.38 ac lot $13/mo HOA · 2% of rent

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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 +5.6/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

What you see is what you get — and it’s a great start! This 1.38-acre property (comprised of 3 lots) offers the essentials to begin your West Virginia mountain getaway. Improvements already in place include a well, septic, electric, and the beginnings of a small cabin — giving you a solid foundation to build on. An older mobile home also conveys with the sale. Located within walking distance of the Short Mountain Wildlife Management Area — over 8,000 acres of public land for hunting, hiking, and outdoor recreation — this property is a dream for nature lovers. The community features a private lake for fishing and kayaking, a bathhouse, and its own direct access

Key facts

• 3 lots
• Small cabin
• Septic

Tags

• 1.38 ACRE PROPERTY
• 3 LOTS
• WELL
• SEPTIC
• ELECTRIC
• SMALL CABIN

Property features AI

Finance

• Financial info: Fee simple ownership
• HOA & community: Annual HOA fee of $150; HOA covers common area maintenance, recreation facility, road maintenance and snow removal

Exterior

• Parking: Off-street parking
• Utilities: Well water; On-site septic; 200+ amp electrical service
• Home design: Detached structure; Single-story entry (all living on main level implied)
• Construction: Frame construction; Shingle roof; Pillar/post/pier foundation; Above-grade and below-grade structures reported; Built year reported by assessor
• Exterior features: Mountain setting; Trees/wooded lot; Hunting allowed; Navigable water access to a lake with fishing and canoe/kayak allowed; Rural location; Roads are dirt and gravel; HOA maintains roads

Interior

• Bedrooms: 1 bedroom on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Wood-burning stove heating
• Interior features: No basement; Living area reported by assessor

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $35k.

Deal economics

• At list price, monthly cash flow is $441 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($842 rent vs $35k).
• Recommended offer: $34k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Hampshire County Schools (rural): math 25% / reading 38% proficiency, ranked #30 of 55 in WV (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Augusta Elementary School (math 37% / reading 37%, grade F, #130 of 377 statewide, top 39%, 305 students, 0% FRL); Capon Bridge Middle School (math 21% / reading 41%, grade F, #55 of 109 statewide, top 51%, 245 students, 0% FRL); Hampshire Senior High School (math 8% / reading 42%, grade F, #89 of 110 statewide, top 82%, 818 students, 0% FRL) — zoned schools average 0% FRL vs 53% district-wide (53 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 37 active listings in the ZIP; 124 units permitted in Hampshire County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $636 of equity ($242 loan paydown + $394 appreciation (1.1% local appreciation)).
• Hampshire County population projected at -29% 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $8k; list at $35k implies a 312% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $33,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 2.41% ✓
• Cap rate: 21.42%
• Cash-on-cash: 54.02%
• DSCR: 3.40
• GRM: 3.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.13% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 56.9%
• Equity multiple: 3.96×
• Total profit: $28,970
• Equity at exit: $12,179

10-year hold

• IRR: 58.2%
• Equity multiple: 7.96×
• Total profit: $68,254
• Equity at exit: $16,365

Cash invested: $9,800 (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 26704

• Home prices YoY: 0.6%
• Active inventory: 37
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $842 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$13 /mo · $155/yr
• Insurance: −$15
• HOA: −$13
• Vacancy / Maint / Mgmt: −$177
• Net cashflow: $441

Break-even live

Break-even rent $284

Max offer price $35,000

Occupancy floor 43%

Sensitivity live

Price	-10% $461	-5% $451	+0% $441	+5% $431	+10% $421
Rent	-10% $375	-5% $408	+0% $441	+5% $474	+10% $508
Rate	-1.0pp $459	-0.5pp $450	base $441	+0.5pp $432	+1.0pp $423

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $13 · $156/yr
• Likely covers: electric

Listing history 6 events

1. 2026-05-12
   status Pending
2. 2026-05-01
   price $35,000
3. 2026-05-01
   status Active
4. 2026-04-27
   status Pending
5. 2026-03-24
   listed $45,000 Active
6. 2000-04-03
   soldstatus $8,500

ⓘ 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: $155 · $13/mo
• Projected year-2 tax: $206 · $17/mo
• Expected delta: +$51/yr (+$4/mo · 33.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 3/10 Moderate 5 d/yr ≥97°F today · 13 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: $10,104
• − Mortgage interest: −$1,961
• − Property taxes: −$155
• − Insurance: −$175
• − Repairs & maintenance: −$808
• − Management: −$808
• − HOA: −$156
• − Depreciation: −$1,018
• Taxable income: $5,023
• Est. tax owed @ 24.0%: −$1,205
• After-tax cash flow: $4,088/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: Hampshire County Schools
• NCES district ID: 5400420
• Math proficiency: 25% ▼ -16.00%
• Reading proficiency: 38% ▼ -8.00%
• Median HH income: $32,170
• Composite: 25.69/100
• National rank: #7392
• State rank: #30 of 55 in WV

Livability — Augusta

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

Census & demographics

• Population (ZIP): 5,403

Population outlook (Hampshire County) Hauer SSP2

• Today (2025): 21,820 people
• By 2030: 20,690 · -5.2%
• By 2040: 18,089 · -17.1%
• By 2050: 15,413 · -29.4%
• By 2075: 10,421 · -52.2%
• By 2100: 6,842 · -68.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Black 2% Two or more races 1%
• Common ancestry: Lithuanian 6% Slovak 4% Serbian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Hampshire

• 2024 margin: Solid R (+62.6) · D 18.0% · R 80.6% · Other 1.4%
• 2008→2024 swing: -35.8pp toward R · 2008: -26.8pp · 2024: -62.6pp
• All cycles: 2024: R+62.6 2020: R+60.4 2016: R+59.2 2012: R+40.4 2008: R+26.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.13%
• Current HPI: 188.2808
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+311.8% since first listed

6 events — show timeline

• 2026-05-12 Pending — BRIGHT MLS
• 2026-05-01 Price Changed $35,000 BRIGHT MLS
• 2026-05-01 Relisted — BRIGHT MLS
• 2026-04-27 Pending — BRIGHT MLS
• 2026-03-24 Listed $45,000 BRIGHT MLS
• 2000-04-03 Sold (Public Records) $8,500 Public Records

Property tax history

-2.8%/yr

Latest (2025): $155 · +4.8% YoY. Source: county tax records.