192 Aa Rogers Rd · Capon Bridge, WV 26704

$115,000

3 bd · 2.0 ba · 980 sqft · Manufactured · 27 Days on market

Built 1981 0.83 ac lot

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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 +25.3/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• Appreciation +5.6/10.0
• 1% rule +5.3/10.0
• Livability +3.4/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Location, location, location! Just 0.2 miles off Route 50, this well-maintained single-wide home offers comfort, updates, and convenience all in one package. Featuring 3 bedrooms and 2 full bathrooms, the split floor plan places the primary suite on the opposite end of the home for added privacy, complete with an ensuite bath. Situated on a 0.83-acre mostly level lot, the property provides an ideal setting for outdoor enjoyment, entertaining, or simply relaxing in a peaceful setting. Recent updates include a refreshed kitchen with new cabinetry and appliances, new carpet throughout, upgraded insulation in the crawl space, and an HVAC system that is less than two years old. Conveniently loca

Key facts

• 0.83 acre lot
• Built 1981
• Listed 26 days

Property features AI

Finance

• Other: Fee simple ownership

Exterior

• Parking: Gravel driveway; Driveway parking
• Utilities: Well water; On-site septic; Fiber optic internet
• Home design: Manufactured home; Single wide (14 ft x 70 ft)
• Construction: Aluminum siding
• Exterior features: Level lot; Porch(es); Shed

Interior

• Kitchen: Refrigerator; Stove
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level; 2 full bathrooms total
• Heating & cooling: Heat pump heating; Central air conditioning; Electric heating and cooling; Electric hot water
• Interior features: Combination kitchen and dining area; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $261 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 2.2% in Capon Bridge — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 68/100 on livability (#81 in WV) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, cost of living B+; Watch: schools D, amenities F, commute F.
• Hampshire County Schools (rural): math 25% / reading 38% proficiency, ranked #30 of 55 in WV (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 37 active listings in the ZIP; 124 units permitted in Hampshire County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($795 loan paydown + $1k appreciation (1.1% local appreciation)).
• Hampshire County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.1% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $73k; list at $115k implies a 58% gain — meaningful room to come down on a strong offer.

Recommended offer $113,275 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.03% ✓
• Cap rate: 9.01%
• Cash-on-cash: 9.71%
• DSCR: 1.43
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.13% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.8%
• Equity multiple: 1.60×
• Total profit: $19,405
• Equity at exit: $40,018

10-year hold

• IRR: 15.3%
• Equity multiple: 2.88×
• Total profit: $60,520
• Equity at exit: $53,772

Cash invested: $32,200 (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 26704

• Home prices YoY: 0.6%
• Active inventory: 37
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,184 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$24 /mo · $286/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $261

Break-even live

Break-even rent $854

Max offer price $115,000

Occupancy floor 73%

Sensitivity live

Price	-10% $326	-5% $293	+0% $261	+5% $228	+10% $195
Rent	-10% $167	-5% $214	+0% $261	+5% $307	+10% $354
Rate	-1.0pp $318	-0.5pp $290	base $261	+0.5pp $231	+1.0pp $200

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $115,000 Active 27 DOM
2. 2026-06-18
   days on market $115,000 Active 26 DOM
3. 2026-06-17
   days on market $115,000 Active 25 DOM
4. 2026-06-16
   days on market $115,000 Active 24 DOM
5. 2026-06-15
   days on market $115,000 Active 23 DOM
6. 2026-06-14
   days on market $115,000 Active 21 DOM
7. 2026-06-12
   days on market $115,000 Active 20 DOM
8. 2026-06-09
   days on market $115,000 Active 17 DOM
9. 2026-06-08
   days on market $115,000 Active 16 DOM
10. 2026-06-07
    days on market $115,000 Active 15 DOM
11. 2026-06-05
    days on market $115,000 Active 12 DOM
12. 2026-06-03
    days on market $115,000 Active 11 DOM
13. 2026-06-02
    days on market $115,000 Active 10 DOM
14. 2026-06-01
    days on market $115,000 Active 9 DOM
15. 2026-05-31
    days on market $115,000 Active 8 DOM
16. 2026-05-30
    days on market $115,000 Active 7 DOM
17. 2026-05-23
    status Active
18. 2026-05-19
    listed $115,000 Active
19. 2026-05-19
    historical
20. 2025-02-10
    soldstatus $73,000
21. 1996-12-17
    soldstatus $34,000

ⓘ 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: $286 · $24/mo
• Projected year-2 tax: $678 · $57/mo
• Expected delta: +$393/yr (+$33/mo · 137.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $14,208
• − Mortgage interest: −$6,442
• − Property taxes: −$286
• − Insurance: −$575
• − Repairs & maintenance: −$1,137
• − Management: −$1,137
• − Depreciation: −$3,345
• Taxable income: $1,287
• Est. tax owed @ 24.0%: −$309
• After-tax cash flow: $2,818/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: Hampshire County Schools
• NCES district ID: 5400420
• Math proficiency: 25% ▼ -16.00%
• Reading proficiency: 38% ▼ -8.00%
• Median HH income: $32,170
• Composite: 25.69/100
• National rank: #7392
• State rank: #30 of 55 in WV

Livability — Capon Bridge

• Score: 68/100
• State rank: #81
• US rank: #9542

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,403

Population outlook (Hampshire County) Hauer SSP2

• Today (2025): 21,820 people
• By 2030: 20,690 · -5.2%
• By 2040: 18,089 · -17.1%
• By 2050: 15,413 · -29.4%
• By 2075: 10,421 · -52.2%
• By 2100: 6,842 · -68.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Black 2% Two or more races 1%
• Common ancestry: Lithuanian 6% Slovak 4% Serbian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Hampshire

• 2024 margin: Solid R (+62.6) · D 18.0% · R 80.6% · Other 1.4%
• 2008→2024 swing: -35.8pp toward R · 2008: -26.8pp · 2024: -62.6pp
• All cycles: 2024: R+62.6 2020: R+60.4 2016: R+59.2 2012: R+40.4 2008: R+26.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.13%
• Current HPI: 188.2808
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+238.2% since first listed

5 events — show timeline

• 2026-05-23 Relisted — BRIGHT MLS
• 2026-05-19 Listing Removed — BRIGHT MLS
• 2026-05-19 Listed $115,000 BRIGHT MLS
• 2025-02-10 Sold (Public Records) $73,000 Public Records
• 1996-12-17 Sold (Public Records) $34,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $286 · +6.3% YoY. Source: county tax records.