9 Fowler Ln · Grantsville, WV 25261

$100,000

3 bd · 1.5 ba · 960 sqft · Manufactured · 622 Days on market

0.48 ac lot ↓ 20% since listing

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Why this score? — see what drove the C- 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 +19.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

Home I a great location, needs a little TLC has a full basement located along route 16. Additional square footage in basement could possibly be 2 additional bedrooms.

Key facts

• Full basement
• 0.48 acre lot
• Garage

Tags

• FULL BASEMENT
• ADDITIONAL SQUARE FOOTAGE

Property features AI

Exterior

• Parking: Attached garage
• Utilities: Public water; Public sewer; Cable available
• Home design: Residential manufactured home
• Construction: Frame construction; Vinyl siding
• Exterior features: Metal roof

Interior

• Bedrooms: 6 total rooms (bedroom count not specified)
• Flooring: Carpet; Concrete; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating
• Interior features: Insulated windows; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $114 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#162 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: amenities F, commute F, employment F.
• Calhoun County Schools (rural): math 18% / reading 34% proficiency, ranked #46 of 55 in WV (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Arnoldsburg School (math 37% / reading 37%, grade F, #130 of 377 statewide, top 39%, 164 students, 0% FRL); Calhoun Middle/High School (math 11% / reading 34%, grade F, #96 of 110 statewide, top 87%, 524 students, 0% FRL) — zoned schools average 0% FRL vs 51% district-wide (51 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 4 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($691 loan paydown + $3k appreciation (3.0% local appreciation)).
• Calhoun County population projected at -27% 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 $28k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, 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 622 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 622 days. Have you received any prior offers? Is the seller open to a 12% 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 F-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: 1.02% ✓
• Cap rate: 7.66%
• Cash-on-cash: 4.88%
• DSCR: 1.22
• GRM: 8.2

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: 12.1%
• Equity multiple: 1.69×
• Total profit: $19,317
• Equity at exit: $44,964

10-year hold

• IRR: 14.1%
• Equity multiple: 3.09×
• Total profit: $58,635
• Equity at exit: $69,295

Cash invested: $28,000 (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 25261

• Active inventory: 4
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,019 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $114

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 84%

Sensitivity live

Price	-10% $183	-5% $148	+0% $114	+5% $79	+10% $45
Rent	-10% $33	-5% $74	+0% $114	+5% $154	+10% $194
Rate	-1.0pp $164	-0.5pp $139	base $114	+0.5pp $88	+1.0pp $62

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $100,000 Active 622 DOM
2. 2026-06-21
   days on market $100,000 Active 621 DOM
3. 2026-06-18
   days on market $100,000 Active 619 DOM
4. 2026-06-17
   days on market $100,000 Active 618 DOM
5. 2026-06-16
   days on market $100,000 Active 617 DOM
6. 2026-06-15
   days on market $100,000 Active 616 DOM
7. 2026-06-15
   days on market $100,000 Active 615 DOM
8. 2026-06-13
   days on market $100,000 Active 614 DOM
9. 2026-06-12
   days on market $100,000 Active 613 DOM
10. 2026-06-09
    days on market $100,000 Active 610 DOM
11. 2026-06-08
    days on market $100,000 Active 609 DOM
12. 2026-06-08
    days on market $100,000 Active 608 DOM
13. 2026-06-05
    days on market $100,000 Active 606 DOM
14. 2026-06-04
    days on market $100,000 Active 605 DOM
15. 2026-06-03
    days on market $100,000 Active 604 DOM
16. 2026-06-02
    days on market $100,000 Active 603 DOM
17. 2026-06-01
    days on market $100,000 Active 602 DOM
18. 2026-05-31
    days on market $100,000 Active 601 DOM
19. 2025-10-14
    price $100,000
20. 2024-12-16
    price $115,000
21. 2024-10-07
    listed $125,000 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 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: $12,228
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$978
• − Management: −$978
• − Depreciation: −$2,909
• Taxable loss: −$239
• Est. tax savings @ 24.0%: +$57
• After-tax cash flow: $1,424/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: Calhoun County Schools
• NCES district ID: 5400210
• Math proficiency: 18% ▼ -13.00%
• Reading proficiency: 34% ▼ -12.00%
• Median HH income: $32,492
• Composite: 21.15/100
• National rank: #8429
• State rank: #46 of 55 in WV

Livability — Grantsville

• Score: 63/100
• State rank: #162
• US rank: #15330

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 176

Population outlook (Calhoun County) Hauer SSP2

• Today (2025): 6,927 people
• By 2030: 6,570 · -5.2%
• By 2040: 5,799 · -16.3%
• By 2050: 5,071 · -26.8%
• By 2075: 3,678 · -46.9%
• By 2100: 2,580 · -62.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Iranian 40%

Political lean MEDSL · Calhoun

• 2024 margin: Solid R (+64.8) · D 16.6% · R 81.4% · Other 1.9%
• 2008→2024 swing: -49.5pp toward R · 2008: -15.4pp · 2024: -64.8pp
• All cycles: 2024: R+64.8 2020: R+60.5 2016: R+60.2 2012: R+22.6 2008: R+15.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-20.0% since first listed

3 events — show timeline

• 2025-10-14 Price Changed $100,000 KVBOR
• 2024-12-16 Price Changed $115,000 KVBOR
• 2024-10-07 Listed $125,000 KVBOR