37 Trenton St · Farmington, WV 26571

$27,000

2 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 44 Days on market

Built 1910 0.30 ac lot ↓ 20% 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 +6.8/10.0
• Livability +3.3/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This property offers a fantastic opportunity for homeowners and investors alike, combining essential updates with a location primed for rental demand. If you are looking for a strategic investment, this property is perfectly positioned to serve the local student population. Its location is incredibly convenient for commuters: Fairmont State University: Only a short 12-minute drive away. West Virginia University: Roughly 30 minutes from the Morgantown campuses. With its proximity to these major institutions, this home is an ideal candidate for a high-demand student rental. Buyer to do all due diligence.

Key facts

• 0.3 acre lot
• Built 1910
• Listed 43 days

Tags

• CONVENIENT FOR COMMUTERS
• HIGH-DEMAND STUDENT RENTAL

Property features AI

Exterior

• Parking: Off-street parking; On-street parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; Single-story
• Construction: Frame construction with vinyl siding; Shingle roof; Partially finished space below grade (about 300 below-grade finished area)
• Exterior features: Deck; Sloped lot

Interior

• Kitchen: Includes refrigerator and range
• Bedrooms: Total of 7 rooms (bedrooms not individually specified)
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Heating present
• Interior features: Refrigerator; Range; Partially finished basement; Smoke detectors

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $27k.

Deal economics

• At list price, monthly cash flow is $555 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($966 rent vs $27k).
• Recommended offer: $26k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#107 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: health & safety C-, amenities F, commute 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.
• Zoned schools: Barrackville Elementary/Middle School (math 25% / reading 39%, grade F, #191 of 377 statewide, top 56%, 339 students, 0% FRL); North Marion High School (math 27% / reading 47%, grade F, #32 of 110 statewide, top 34%, 738 students, 0% FRL) — zoned schools average 0% FRL vs 46% district-wide (46 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 5 active listings in the ZIP; 3 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($187 loan paydown + $997 appreciation (3.7% local appreciation)).
• At projected returns (3.7% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($26k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $26,190 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 3.58% ✓
• Cap rate: 30.96%
• Cash-on-cash: 88.10%
• DSCR: 4.92
• GRM: 2.3

CMA / ARV

• ARV (on-the-fly): $86,400
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3113 Jenkins	0.71mi	2/1.0	1,066 (-1%)	6mo	$85,000	$80	60

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

Projected returns pro-forma

3.69% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 92.9%
• Equity multiple: 6.24×
• Total profit: $39,636
• Equity at exit: $13,210

10-year hold

• IRR: 92.0%
• Equity multiple: 12.96×
• Total profit: $90,392
• Equity at exit: $21,231

Cash invested: $7,560 (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 26571

• Home prices YoY: 2.7%
• Active inventory: 5
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $966 medium
• Mortgage (P&I): −$142
• Tax from tax record: −$55 /mo · $660/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $555

Break-even live

Break-even rent $263

Max offer price $27,000

Occupancy floor 38%

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: $6,750
• Closing costs: $810
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $27,000 Active 44 DOM
2. 2026-06-18
   days on market $27,000 Active 43 DOM
3. 2026-06-17
   pricedays on market $27,000 Active 42 DOM
4. 2026-06-16
   days on market $35,000 Active 41 DOM
5. 2026-06-15
   days on market $35,000 Active 40 DOM
6. 2026-06-14
   days on market $35,000 Active 38 DOM
7. 2026-06-13
   days on market $35,000 Active 37 DOM
8. 2026-06-10
   days on market $35,000 Active 35 DOM
9. 2026-06-09
   days on market $35,000 Active 34 DOM
10. 2026-06-08
    days on market $35,000 Active 33 DOM
11. 2026-06-07
    days on market $35,000 Active 32 DOM
12. 2026-06-02
    days on market $35,000 Active 27 DOM
13. 2026-06-01
    days on market $35,000 Active 26 DOM
14. 2026-05-31
    days on market $35,000 Active 25 DOM
15. 2026-05-30
    days on market $35,000 Active 24 DOM
16. 2026-05-20
    price $40,000
17. 2026-05-06
    listed $45,000 Active
18. 2024-09-30
    soldstatus $50,000

ⓘ 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: $660 · $55/mo
• Projected year-2 tax: $660 · $55/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 ≥97°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 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: $11,589
• − Mortgage interest: −$1,512
• − Property taxes: −$660
• − Insurance: −$135
• − Repairs & maintenance: −$927
• − Management: −$927
• − Depreciation: −$785
• Taxable income: $6,641
• Est. tax owed @ 24.0%: −$1,594
• After-tax cash flow: $5,067/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 — Farmington

• Score: 66/100
• State rank: #107
• US rank: #11596

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,520

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 (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Romanian 6% Serbian 2% Italian 2%
• Languages at home: 99% English-only · German/W. Germanic 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: ▲ 3.69%
• Current HPI: 141.3928
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-20.0% since first listed

3 events — show timeline

• 2026-05-20 Price Changed $40,000 NCWVREIN
• 2026-05-06 Listed $45,000 NCWVREIN
• 2024-09-30 Sold (Public Records) $50,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $660 · +4.8% YoY. Source: county tax records.