70 Shoshoni Ln · Bancroft, WV 25011

$60,000

2 bd · 2.0 ba · 1,100 sqft · Manufactured · 15 Days on market

Built 1992 Fair condition 0.88 ac lot Est $53k · 14% over

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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
• Appreciation +5.0/10.0
• Schools +3.9/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• ARV discount +1.4/15.0

Listing remarks

Tucked away in the Red House area, this almost 1-acre property offers space, flexibility & opportunity. The mobile home has a comfortable, well-kept interior, making it move in ready while still leaving room to add your own updates. The massive outdoor storage shed has endless potential (equipment, workshop, hobbies, or converting to a tiny home), whether you’re looking for an affordable place to live, an income-producing rental property, or a homesite for future construction. This property gives you plenty of options.

Key facts

• Endless potential
• Well-kept interior
• 0.88 acre lot

Tags

• ALMOST 1-ACRE PROPERTY
• WELL-KEPT INTERIOR
• MASSIVE OUTDOOR STORAGE SHED
• ENDLESS POTENTIAL

Property features AI

Exterior

• Security: Smoke detectors
• Utilities: Public water; Septic tank
• Home design: Manufactured home (residential)
• Construction: Aluminum siding
• Exterior features: Outdoor storage; Metal roof

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 7 total rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating with forced air; Central air conditioning
• Interior features: Insulated windows; Storage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $60k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $354 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($973 rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#72 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B, employment B; Watch: amenities F, commute F, health & safety F.
• Putnam County Schools (suburban): math 40% / reading 50% proficiency, ranked #2 of 55 in WV (top 4%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hometown Elementary (math 24% / reading 24%, grade F, #287 of 377 statewide, top 85%, 52 students, 0% FRL); Poca High School (math 17% / reading 47%, grade F, #55 of 110 statewide, top 59%, 446 students, 0% FRL) — zoned schools average 0% FRL vs 33% district-wide (33 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 28% at this address vs 45% district-wide (-17 pts) — the specific schools serving this property underperform the Putnam County Schools average; the district grade overstates school quality for this exact location.
• Market conditions: 3 active listings in the ZIP; 111 units permitted in Putnam County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($415 loan paydown + $2k appreciation (3.0% local appreciation)).
• At projected returns (3.0% 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 15 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,100 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.62% ✓
• Cap rate: 13.37%
• Cash-on-cash: 25.28%
• DSCR: 2.12
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $52,800
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6078 Charleston Rd	0.13mi	3/1.0 (+1)	980 (-11%)	19mo	$47,500	$48	51

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: 31.4%
• Equity multiple: 2.77×
• Total profit: $29,786
• Equity at exit: $26,979

10-year hold

• IRR: 31.7%
• Equity multiple: 5.43×
• Total profit: $74,472
• Equity at exit: $41,577

Cash invested: $16,800 (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 25011

• Active inventory: 3
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $973 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $354

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 59%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-09
   status $60,000 Pending 15 DOM
2. 2026-06-08
   days on market $60,000 Active 15 DOM
3. 2026-06-07
   days on market $60,000 Active 14 DOM
4. 2026-06-03
   days on market $60,000 Active 10 DOM
5. 2026-06-02
   days on market $60,000 Active 9 DOM
6. 2026-06-01
   days on market $60,000 Active 8 DOM
7. 2026-05-31
   days on market $60,000 Active 7 DOM
8. 2026-05-30
   days on market $60,000 Active 6 DOM
9. 2026-05-24
   listed $60,000 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 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: $11,675
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$934
• − Management: −$934
• − Depreciation: −$1,745
• Taxable income: $3,501
• Est. tax owed @ 24.0%: −$840
• After-tax cash flow: $3,407/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 · 2 photos

Fair 45/100 Moderate rehab

This manufactured home requires significant repairs and maintenance, including a new roof, exterior painting, HVAC replacement, and landscaping improvements. These updates would significantly increase its resale and rental value.

Repairs flagged

• Major roof — Signs of wear and potential leaks.
• Major siding — Peeling and chipping paint.
• Major flooring — Worn and possibly damaged condition.
• Major HVAC unit — Appears old and may need replacement or repair.
• Major landscaping — Sparse and in need of maintenance, reducing curb appeal.

Value-add opportunities

• Both roof replacement — Fixes the most critical issue and improves both resale and rental value.
• Both exterior painting — Enhances curb appeal and makes the home more attractive to potential buyers or renters.
• Both HVAC replacement — Improves comfort and energy efficiency, boosting both resale and rental value.
• Both landscaping and curb appeal — Enhances the home's exterior and makes it more inviting to potential buyers or renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Signs of wear and potential leaks.	Major	$15,000–50,000
siding · Peeling and chipping paint.	Major	$15,000–50,000
flooring · Worn and possibly damaged condition.	Major	$15,000–50,000
HVAC unit · Appears old and may need replacement or repair.	Major	$15,000–50,000
landscaping · Sparse and in need of maintenance, reducing curb appeal.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both roof replacement — Fixes the most critical issue and improves both resale and rental value. ↑
• Both exterior painting — Enhances curb appeal and makes the home more attractive to potential buyers or renters. ↑
• Both HVAC replacement — Improves comfort and energy efficiency, boosting both resale and rental value. ↑
• Both landscaping and curb appeal — Enhances the home's exterior and makes it more inviting to potential buyers or renters. ↑

ⓘ 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: Putnam County Schools
• NCES district ID: 5401200
• Math proficiency: 40% ▼ -13.00%
• Reading proficiency: 50% ▼ -6.00%
• Median HH income: $54,783
• Composite: 39.06/100
• National rank: #4060
• State rank: #2 of 55 in WV

Livability — Bancroft

• Score: 69/100
• State rank: #72
• US rank: #8907

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 472

Population outlook (Putnam County) Hauer SSP2

• Today (2025): 58,915 people
• By 2030: 59,400 · +0.8%
• By 2040: 59,444 · +0.9%
• By 2050: 58,510 · -0.7%
• By 2075: 54,603 · -7.3%
• By 2100: 46,202 · -21.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Hispanic / Latino 3%
• Common ancestry: Slovak 4% Iranian 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3% Other Indo-European 1%

Political lean MEDSL · Putnam

• 2024 margin: Solid R (+46.3) · D 25.9% · R 72.2% · Other 1.9%
• 2008→2024 swing: -22.8pp toward R · 2008: -23.5pp · 2024: -46.3pp
• All cycles: 2024: R+46.3 2020: R+42.6 2016: R+47.8 2012: R+37.1 2008: R+23.5

Not yet ingested

• Civics: —

Market trends

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

Price history

1 event — show timeline

• 2026-05-24 Listed $60,000 KVBOR