400 Pike St · Barrackville, WV 26554

$64,000

4 bd · 2.0 ba · 2,382 sqft · SingleFamily public records · 164 Days on market

Built 1918 3,920 sqft lot

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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 +3.4/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home is large with lots of potential. Previously a 2 unit turned into 1 unit. Could be converted back to a 2 unit. Plenty of off street parking. Large back yard. All taxes, measurements and age are approximates. HUD #571-098639, Must have a NAID # to submit offer. "HUD Homes are Sold AS IS" WWW. hudhomestore.com www. olympusams-re.com

Key facts

• 3,920 sq ft lot
• Built 1918
• Listed 164 days

Property features AI

Exterior

• Home design: House
• Exterior features: Lot approximately 3,920 sq ft

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $64k.

Deal economics

• At list price, monthly cash flow is $664 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $64k).
• Recommended offer: $56k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#77 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, schools D-, amenities F.
• Marion County Schools (town): math 30% / reading 43% proficiency, ranked #11 of 55 in WV (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 150 active listings in the ZIP; 3 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $442 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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 $26k; list at $64k implies a 142% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1918 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $56,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.30% ✓
• Cap rate: 18.74%
• Cash-on-cash: 44.44%
• DSCR: 2.98
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $309,660
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
720 Pike St	0.25mi	4/2.5	2,138 (-10%)	5mo	$278,000	$130	65

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 41.5%
• Equity multiple: 2.78×
• Total profit: $31,955
• Equity at exit: $9,543

10-year hold

• IRR: 47.7%
• Equity multiple: 5.60×
• Total profit: $82,490
• Equity at exit: $5,534

Cash invested: $17,920 (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 26554

• Home prices YoY: -11.3%
• Active inventory: 150
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,475 medium
• Mortgage (P&I): −$336
• Tax from tax record: −$139 /mo · $1,673/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $664

Break-even live

Break-even rent $635

Max offer price $64,000

Occupancy floor 50%

Sensitivity live

Price	-10% $700	-5% $682	+0% $664	+5% $646	+10% $627
Rent	-10% $547	-5% $605	+0% $664	+5% $722	+10% $780
Rate	-1.0pp $696	-0.5pp $680	base $664	+0.5pp $647	+1.0pp $630

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: $16,000
• Closing costs: $1,920
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $64,000 Active 164 DOM
2. 2026-06-19
   days on market $64,000 Active 162 DOM
3. 2026-06-18
   days on market $64,000 Active 161 DOM
4. 2026-06-17
   days on market $64,000 Active 160 DOM
5. 2026-06-16
   days on market $64,000 Active 159 DOM
6. 2026-06-15
   days on market $64,000 Active 158 DOM
7. 2026-06-14
   days on market $64,000 Active 156 DOM
8. 2026-06-13
   days on market $64,000 Active 155 DOM
9. 2026-06-10
   days on market $64,000 Active 153 DOM
10. 2026-06-09
    days on market $64,000 Active 152 DOM
11. 2026-06-08
    days on market $64,000 Active 151 DOM
12. 2026-06-07
    days on market $64,000 Active 150 DOM
13. 2026-06-02
    days on market $64,000 Active 145 DOM
14. 2026-06-01
    days on market $64,000 Active 144 DOM
15. 2026-05-31
    days on market $64,000 Active 143 DOM
16. 2026-05-30
    days on market $64,000 Active 142 DOM
17. 2026-02-04
    price $64,000
18. 2026-01-08
    listed $65,000 Active
19. 2025-05-08
    historical $683
20. 2025-05-01
    listed $683
21. 2025-03-14
    historical $683
22. 2024-12-12
    listed $683
23. 2022-03-31
    price $706
24. 2021-04-06
    soldstatus $26,500 351-char remark

    Show marketing remark (351 chars)

    This home is large with lots of potential. Previously a 2 unit turned into 1 unit. Could be converted back to a 2 unit. Plenty of off street parking. Large back yard. All taxes, measurements and age are approximates. HUD #571-098639, Must have a NAID # to submit offer. "HUD Homes are Sold AS IS" WWW. hudhomestore.com www. olympusams-re.com

25. 2021-02-03
    listed $30,000 351-char remark

    Show marketing remark (351 chars)

    This home is large with lots of potential. Previously a 2 unit turned into 1 unit. Could be converted back to a 2 unit. Plenty of off street parking. Large back yard. All taxes, measurements and age are approximates. HUD #571-098639, Must have a NAID # to submit offer. "HUD Homes are Sold AS IS" WWW. hudhomestore.com www. olympusams-re.com

ⓘ 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: $1,673 · $139/mo
• Projected year-2 tax: $1,673 · $139/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 5/10 Major 7 d/yr ≥99°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,701
• − Mortgage interest: −$3,585
• − Property taxes: −$1,673
• − Insurance: −$320
• − Repairs & maintenance: −$1,416
• − Management: −$1,416
• − Depreciation: −$1,862
• Taxable income: $7,429
• Est. tax owed @ 24.0%: −$1,783
• After-tax cash flow: $6,181/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: Marion County Schools
• NCES district ID: 5400720
• Math proficiency: 30% ▼ -14.00%
• Reading proficiency: 43% ▼ -8.00%
• Median HH income: $42,195
• Composite: 30.8/100
• National rank: #6145
• State rank: #11 of 55 in WV

Livability — Barrackville

• Score: 68/100
• State rank: #77
• US rank: #9202

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Barrackville, WV
• Population (ZIP): 42,116

Population outlook (Marion County) Hauer SSP2

• Today (2025): 56,923 people
• By 2030: 56,850 · -0.1%
• By 2040: 56,469 · -0.8%
• By 2050: 56,027 · -1.6%
• By 2075: 55,509 · -2.5%
• By 2100: 51,082 · -10.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Black 3% Hispanic / Latino 2%
• Common ancestry: Romanian 3% Slovak 2% Iranian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Marion

• 2024 margin: Solid R (+31.2) · D 33.2% · R 64.5% · Other 2.3%
• 2008→2024 swing: -31.7pp toward R · 2008: 0.5pp · 2024: -31.2pp
• All cycles: 2024: R+31.2 2020: R+28.7 2016: R+33.5 2012: R+14.4 2008: D+0.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -30.86%
• Current HPI: 240.9967
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+113.3% since first listed

9 events — show timeline

• 2026-02-04 Price Changed $64,000 ForSaleByOwner.com
• 2026-01-08 Listed $65,000 ForSaleByOwner.com
• 2025-05-08 Rental Removed $683 Hemlane
• 2025-05-01 Listed for Rent $683 Hemlane
• 2025-03-14 Rental Removed $683 RENT.
• 2024-12-12 Listed for Rent $683 RENT.
• 2022-03-31 Price Changed $706 RENT.
• 2021-04-06 Sold (MLS) $26,500 NCWVREIN
• 2021-02-03 Listed $30,000 NCWVREIN

Property tax history

+12.2%/yr

Latest (2025): $1,673 · +5.2% YoY. Source: county tax records.