2300 Lot 6 7th St · Moundsville, WV 26041

$38,500

2 bd · 2.0 ba · 900 sqft · Manufactured · 156 Days on market

Built 2005 ↓ 14% 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
• Livability +3.3/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 2-Bedroom Manufactured Home offering a functional layout and comfortable living space. This home is currently located in a community setting with monthly lot rent of $500. Home may be relocated to a different location at buyer's expense, subject to park approval and applicable regulations. Buyer must be approved by park management if remaining in the current location. Schedule your showing today to explore this opportunity.

Key facts

• Built 2005
• Listed 155 days

Property features AI

Finance

• Other: Directions: From Rt 2 turn onto 7th St; follow to the end, you will see the park — the trailer is on the left; Listing broker: RE/MAX Broadwater

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story manufactured home; Residential property
• Exterior features: Front porch

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: Electric water heater; 5 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $38k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($824 rent vs $38k).
• Recommended offer: $34k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.3% vs local median 4.7% in Moundsville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 66/100 on livability (#105 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, health & safety A-; Watch: schools D+, amenities F, commute F.
• Marshall County Schools (suburban): math 28% / reading 36% proficiency, ranked #21 of 55 in WV (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 78 active listings in the ZIP; 6 units permitted in Marshall County in 2024 (0 in 5+ unit buildings).
• This rent is only 18% of the median local income ($56k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $266 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Marshall County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($34k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $33,880 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.14% ✓
• Cap rate: 18.29%
• Cash-on-cash: 42.83%
• DSCR: 2.91
• GRM: 3.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 31.1%
• Equity multiple: 2.31×
• Total profit: $14,087
• Equity at exit: $5,740

10-year hold

• IRR: 38.3%
• Equity multiple: 4.58×
• Total profit: $38,587
• Equity at exit: $3,329

Cash invested: $10,780 (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 26041

• Home prices YoY: -24.8%
• Active inventory: 78
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $824 medium
• Mortgage (P&I): −$202
• Tax est. 1.5%: −$48 /mo · $578/yr
• Insurance: −$16
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$173
• Net cashflow: $318

Break-even live

Break-even rent $421

Max offer price $38,500

Occupancy floor 56%

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: $9,625
• Closing costs: $1,155
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $38,500 Active 156 DOM
2. 2026-06-18
   days on market $38,500 Active 155 DOM
3. 2026-06-17
   days on market $38,500 Active 154 DOM
4. 2026-06-16
   days on market $38,500 Active 153 DOM
5. 2026-06-15
   days on market $38,500 Active 152 DOM
6. 2026-06-14
   days on market $38,500 Active 150 DOM
7. 2026-06-12
   days on market $38,500 Active 149 DOM
8. 2026-06-09
   days on market $38,500 Active 146 DOM
9. 2026-06-08
   days on market $38,500 Active 145 DOM
10. 2026-06-07
    days on market $38,500 Active 144 DOM
11. 2026-06-02
    days on market $38,500 Active 139 DOM
12. 2026-06-01
    days on market $38,500 Active 138 DOM
13. 2026-05-31
    days on market $38,500 Active 137 DOM
14. 2026-05-30
    days on market $38,500 Active 136 DOM
15. 2026-03-28
    price $38,500
16. 2026-01-13
    listed $45,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,886
• − Mortgage interest: −$2,157
• − Property taxes: −$578
• − Insurance: −$990
• − Repairs & maintenance: −$791
• − Management: −$791
• − Depreciation: −$1,120
• Taxable income: $3,460
• Est. tax owed @ 24.0%: −$830
• After-tax cash flow: $2,989/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: Marshall County Schools
• NCES district ID: 5400750
• Math proficiency: 28% ▼ -6.00%
• Reading proficiency: 36% ▼ -4.00%
• Median HH income: $40,289
• Composite: 26.91/100
• National rank: #7086
• State rank: #21 of 55 in WV

Livability — Moundsville

• Score: 66/100
• State rank: #105
• US rank: #11553

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Moundsville, WV
• County: Marshall · 16,750 people
• Metro: Wheeling, WV-OH
• Population (ZIP): 15,706
• Household income: $55,545
• Rent vs Own: 24.1% rent · 75.9% own
• Severe rent burden: 7.4

Population outlook (Marshall County) Hauer SSP2

• Today (2025): 30,387 people
• By 2030: 29,242 · -3.8%
• By 2040: 26,806 · -11.8%
• By 2050: 24,627 · -19.0%
• By 2075: 19,846 · -34.7%
• By 2100: 15,169 · -50.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Romanian 4% Iranian 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Marshall

• 2024 margin: Solid R (+50.0) · D 24.1% · R 74.1% · Other 1.8%
• 2008→2024 swing: -37.5pp toward R · 2008: -12.6pp · 2024: -50.0pp
• All cycles: 2024: R+50.0 2020: R+49.6 2016: R+51.0 2012: R+28.6 2008: R+12.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -50.71%
• Current HPI: 153.9522
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-14.4% since first listed

2 events — show timeline

• 2026-03-28 Price Changed $38,500 WBOR
• 2026-01-13 Listed $45,000 WBOR