1224 Dry Run Rd · Burlington, WV 26710

$59,000

3 bd · 1.0 ba · 963 sqft · SingleFamily · 45 Days on market

Built 1900 Fair condition 8,712 sqft lot ↓ 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
• Appreciation +5.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.2/5.0

Listing remarks

WEEKEND RETREAT, NO RESTRICTIONS, ENJOY THIS CABIN FRONTING ON A STATE MAINTAINED ROAD IN THE QUIET COUNTRY AREA OF BURLINGTON, WV. THE HOME/CABIN HAS BEEN USED FOR DECADES AS A FAMILY HUNTING CAMP, BUT WOULD MAKE AN AWESOME AIR BNB, IT WOULD ALSO MAKE THE PERFECT SUMMERTIME OR WEEKEND GETAWAY! 960 SQUARE FEET OF LIVING SPACE, MULTIPLE ROOMS, 2 MAIN BEDROOMS WITH ADDITIONAL ROOMS THAT WOULD WORK WELL FOR SLEEPING QUARTERS, OVERALL THE PROPERTY IS IN FAIRLY DECENT SHAPE. THERE IS A SMALL STREAM THAT RUNS DIRECTLY BEHIND THE CABIN, THERE ARE NUMEROUS TROUT FISHING STREAMS AND PUBLIC HUNTING TRACTS WITHIN 30 MINUTES OF THE PROPERTY. THE PROPERTY HAS WELL, SEPTIC, & ELECTRIC, PLEASE NOTE

Key facts

• 8,712 sq ft lot
• 3 parking spots
• Built 1900

Property features AI

Finance

• Other: Pets allowed with no restrictions; Not eligible for agricultural tax; Road maintained by state

Exterior

• Parking: Gravel driveway; Driveway provides three parking spaces; Three total garage/parking spaces
• Utilities: Well water; On-site septic; Electric service (200+ amp); Electric hot water; Phone service available; DSL internet; No municipal trash service
• Home design: Stick-built construction; Metal roof; Building not winterized; Above-grade finished living area reported
• Construction: Stick-built construction; Metal roof; Above-grade finished area reported (assessor)
• Exterior features: Stream/creek on the property; Road frontage; Not in a development; Rural setting, outside city limits; Directions available from local office

Interior

• Kitchen: Stove
• Bedrooms: Three bedrooms on the main level
• Flooring: Vinyl
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Wood-burning stove; Window air conditioning units (electric)
• Interior features: Vinyl walls and ceilings; No basement; Seven total rooms; Average condition; Fee simple ownership; Not in a federal flood zone
• Laundry & utility: Electric hot water

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $59k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $455 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).
• Recommended offer: $57k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#123 in WV) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, crime A; Watch: amenities F, commute F, health & safety F.
• Mineral County Schools (rural): math 26% / reading 34% proficiency, ranked #32 of 55 in WV (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Burlington Primary (math 24% / reading 34%, grade F, #225 of 377 statewide, top 68%, 102 students, 0% FRL); Keyser Middle School (math 18% / reading 31%, grade F, #84 of 109 statewide, top 81%, 719 students, 0% FRL); Keyser High School (math 27% / reading 42%, grade F, #42 of 110 statewide, top 47%, 671 students, 0% FRL) — zoned schools average 0% FRL vs 41% district-wide (41 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 6 active listings in the ZIP; 64 units permitted in Mineral County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($408 loan paydown + $823 appreciation (1.4% local appreciation)).
• Mineral County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,230 (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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.99% ✓
• Cap rate: 16.91%
• Cash-on-cash: 37.90%
• DSCR: 2.69
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.2%
• Equity multiple: 2.90×
• Total profit: $31,310
• Equity at exit: $21,362

10-year hold

• IRR: 38.0%
• Equity multiple: 5.68×
• Total profit: $77,361
• Equity at exit: $29,357

Cash invested: $16,520 (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 26710

• Home prices YoY: 0.9%
• Active inventory: 6
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,177 medium
• Mortgage (P&I): −$309
• Tax est. 1.5%: −$74 /mo · $885/yr
• Insurance: −$25
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $455

Break-even live

Break-even rent $600

Max offer price $59,000

Occupancy floor 56%

Sensitivity live

Price	-10% $496	-5% $476	+0% $455	+5% $435	+10% $415
Rent	-10% $362	-5% $409	+0% $455	+5% $502	+10% $548
Rate	-1.0pp $485	-0.5pp $470	base $455	+0.5pp $440	+1.0pp $424

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $59,000 Active 45 DOM
2. 2026-06-18
   days on market $59,000 Active 44 DOM
3. 2026-06-17
   days on market $59,000 Active 43 DOM
4. 2026-06-16
   days on market $59,000 Active 42 DOM
5. 2026-06-15
   days on market $59,000 Active 41 DOM
6. 2026-06-14
   days on market $59,000 Active 39 DOM
7. 2026-06-12
   days on market $59,000 Active 38 DOM
8. 2026-06-09
   days on market $59,000 Active 35 DOM
9. 2026-06-08
   days on market $59,000 Active 34 DOM
10. 2026-06-07
    days on market $59,000 Active 33 DOM
11. 2026-06-03
    days on market $59,000 Active 29 DOM
12. 2026-06-02
    days on market $59,000 Active 28 DOM
13. 2026-06-01
    days on market $59,000 Active 27 DOM
14. 2026-05-31
    days on market $59,000 Active 26 DOM
15. 2026-05-30
    days on market $59,000 Active 25 DOM
16. 2026-05-06
    listed $59,000 Active
17. 2026-05-04
    historical $59,000
18. 2025-01-08
    historical
19. 2024-09-11
    price $59,900
20. 2024-08-20
    price $62,500
21. 2024-07-17
    listed $69,000 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 17 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: $14,119
• − Mortgage interest: −$3,305
• − Property taxes: −$885
• − Insurance: −$1,092
• − Repairs & maintenance: −$1,130
• − Management: −$1,130
• − Depreciation: −$1,716
• Taxable income: $4,862
• Est. tax owed @ 24.0%: −$1,167
• After-tax cash flow: $4,297/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This property requires moderate renovations to improve its condition and increase its value. Exterior siding, porch floor, and interior walls are in poor condition and need repair and painting.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major porch floor — Worn and uneven
• Major interior walls — Worn wood paneling

Value-add opportunities

• Both paint exterior — Enhances curb appeal and value
• Both repair porch floor — Improves safety and aesthetics
• Both paint interior walls — Enhances interior appearance and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
porch floor · Worn and uneven	Major	$15,000–50,000
interior walls · Worn wood paneling	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both paint exterior — Enhances curb appeal and value ↑
• Both repair porch floor — Improves safety and aesthetics ↑
• Both paint interior walls — Enhances interior appearance and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Mineral County Schools
• NCES district ID: 5400870
• Math proficiency: 26% ▼ -12.00%
• Reading proficiency: 34% ▼ -7.00%
• Median HH income: $36,161
• Composite: 24.85/100
• National rank: #7590
• State rank: #32 of 55 in WV

Livability — Burlington

• Score: 65/100
• State rank: #123
• US rank: #12749

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,043

Population outlook (Mineral County) Hauer SSP2

• Today (2025): 25,357 people
• By 2030: 24,009 · -5.3%
• By 2040: 21,321 · -15.9%
• By 2050: 18,801 · -25.9%
• By 2075: 13,934 · -45.0%
• By 2100: 10,141 · -60.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 6%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Serbian 2% Italian 1% Slovak 1%
• Languages at home: 94% English-only · Spanish 6%

Political lean MEDSL · Mineral

• 2024 margin: Solid R (+60.2) · D 19.2% · R 79.4% · Other 1.4%
• 2008→2024 swing: -26.7pp toward R · 2008: -33.5pp · 2024: -60.2pp
• All cycles: 2024: R+60.2 2020: R+57.3 2016: R+60.8 2012: R+45.0 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.39%
• Current HPI: 149.8789
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-14.5% since first listed

6 events — show timeline

• 2026-05-06 Listed $59,000 BRIGHT MLS
• 2026-05-04 Coming Soon $59,000 BRIGHT MLS
• 2025-01-08 Listing Removed — BRIGHT MLS
• 2024-09-11 Price Changed $59,900 BRIGHT MLS
• 2024-08-20 Price Changed $62,500 BRIGHT MLS
• 2024-07-17 Listed $69,000 BRIGHT MLS