417 Norris Rd · Glenville, WV 26351

$34,900

3 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 10 Days on market

Built 1961 0.37 ac lot ↓ 19% since listing

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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 +5.7/10.0
• Livability +4.1/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 0.37 acre lot
• Built 1961
• Listed 10 days

Property features AI

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property
• Construction: Frame construction; Shingle siding; Composition/shingle roof; No basement
• Exterior features: Deck; Porch; Wooded lot

Interior

• Kitchen: Gas range
• Bedrooms: Total rooms: 6
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Eat-in kitchen; Insulated windows

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $540 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($982 rent vs $35k).

Location & tenants

• Location reads 82/100 on livability (#7 in WV, #1,135 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, cost of living A+; Watch: amenities D-, employment F.
• Gilmer County Schools (rural): math 25% / reading 39% proficiency, ranked #23 of 55 in WV (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Gilmer County High School (math 25% / reading 47%, grade F, #39 of 110 statewide, top 36%, 449 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: 5 active listings in the ZIP; 9 units permitted in Gilmer County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $753 of equity ($241 loan paydown + $512 appreciation (1.5% local appreciation)).
• Gilmer County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.5% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $34,900

Questions for the listing agent

1. Built in 1961 — 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. 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?
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: 2.81% ✓
• Cap rate: 24.86%
• Cash-on-cash: 66.31%
• DSCR: 3.95
• GRM: 3.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.47% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 69.6%
• Equity multiple: 4.67×
• Total profit: $35,858
• Equity at exit: $12,768

10-year hold

• IRR: 70.3%
• Equity multiple: 9.51×
• Total profit: $83,117
• Equity at exit: $17,648

Cash invested: $9,772 (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 26351

• Home prices YoY: 1.0%
• Active inventory: 5
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $982 medium
• Mortgage (P&I): −$183
• Tax from tax record: −$38 /mo · $459/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $540

Break-even live

Break-even rent $299

Max offer price $34,900

Occupancy floor 40%

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: $8,725
• Closing costs: $1,047
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-18
   days on market $34,900 Active 10 DOM
2. 2026-06-17
   days on market $34,900 Active 9 DOM
3. 2026-06-16
   days on market $34,900 Active 8 DOM
4. 2026-06-15
   days on market $34,900 Active 7 DOM
5. 2026-06-15
   days on market $34,900 Active 6 DOM
6. 2026-06-13
   days on market $34,900 Active 5 DOM
7. 2026-06-12
   pricedays on market $34,900 Active 4 DOM
8. 2026-06-08
   listed $39,900 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: $459 · $38/mo
• Projected year-2 tax: $459 · $38/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥99°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 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: $11,785
• − Mortgage interest: −$1,955
• − Property taxes: −$459
• − Insurance: −$174
• − Repairs & maintenance: −$943
• − Management: −$943
• − Depreciation: −$1,015
• Taxable income: $6,295
• Est. tax owed @ 24.0%: −$1,511
• After-tax cash flow: $4,969/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: Gilmer County Schools
• NCES district ID: 5400330
• Math proficiency: 25% ▼ -8.00%
• Reading proficiency: 39% ▲ 1.00%
• Median HH income: $35,236
• Composite: 26.4/100
• National rank: #7230
• State rank: #23 of 55 in WV

Livability — Glenville

• Score: 82/100
• State rank: #7
• US rank: #1135

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glenville, WV
• Population (ZIP): 4,635

Population outlook (Gilmer County) Hauer SSP2

• Today (2025): 8,135 people
• By 2030: 8,166 · +0.4%
• By 2040: 7,929 · -2.5%
• By 2050: 7,528 · -7.5%
• By 2075: 7,081 · -13.0%
• By 2100: 6,126 · -24.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 23% Hispanic / Latino 6% Two or more races 3%
• Common ancestry: Scotch-Irish 1% Romanian 1% Lithuanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Gilmer

• 2024 margin: Solid R (+57.0) · D 20.7% · R 77.7% · Other 1.5%
• 2008→2024 swing: -39.5pp toward R · 2008: -17.5pp · 2024: -57.0pp
• All cycles: 2024: R+57.0 2020: R+53.1 2016: R+53.5 2012: R+30.2 2008: R+17.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.47%
• Current HPI: 147.6785
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-19.4% since first listed

2 events — show timeline

• 2026-06-08 Listed $39,900 KVBOR
• 1995-08-17 Sold (Public Records) $49,500 Public Records

Property tax history

+0.5%/yr

Latest (2025): $459 · +26.1% YoY. Source: county tax records.