43 Agronomy Farm Rd · Morgantown, WV 26508

$79,500

2 bd · 1.0 ba · 584 sqft · Land · 44 Days on market

Built 1970 0.35 ac 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 +4.2/5.0
• Schools +4.1/10.0
• Rent growth +4.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

DO YOUR THING! Excellent potential in this single wide home. 2 Bedroom, 1 bath, 1 car garage on . 35 acres. Enjoy the large fenced backyard! Great location in Cheat Lake area. Call today!

Key facts

• Large back deck
• New septic system
• Excellent location

Tags

• EXCELLENT LOCATION
• CLOSE PROXIMITY TO CHEAT LAKE
• LARGE BACK DECK
• NEW SEPTIC SYSTEM

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Septic tank sewer; Cable available
• Home design: Manufactured single-wide home; Single-story
• Construction: Aluminum siding and block construction; Shingle roof
• Exterior features: Deck; Porch; Chain link fenced yard; Sloped lot

Interior

• Kitchen: Includes refrigerator and range
• Bedrooms: Total of 5 rooms (bedroom count not specified)
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Ceiling fan(s) for cooling
• Interior features: Refrigerator; Range
• Laundry & utility: Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath land listed at $80k.

Deal economics

• At list price, monthly cash flow is $475 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $77k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.5% vs local median 3.1% in Morgantown — 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 84/100 on livability (#5 in WV, #674 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment D-.
• Monongalia County Schools (urban): math 45% / reading 53% proficiency, ranked #1 of 55 in WV (top 2%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Eastwood Elementary School (math 45% / reading 47%, grade D-, #68 of 377 statewide, top 18%, 586 students, 0% FRL); Mountaineer Middle School (math 52% / reading 60%, grade B-, #1 of 109 statewide, top 0%, 619 students, 0% FRL); University High School (math 43% / reading 68%, grade C, #4 of 110 statewide, top 3%, 1,362 students, 0% FRL) — zoned schools average 0% FRL vs 32% district-wide (32 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+5.9%/yr); 247 active listings in the ZIP; solid renter incomes; 23 units permitted in Monongalia County in 2024 (15 in 5+ unit buildings).
• This rent is only 17% of the median local income ($90k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $550 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Monongalia County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 5.9% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $49k; list at $80k implies a 62% gain — meaningful room to come down on a strong offer.

Recommended offer $77,115 (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 1970 — 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: 1.63% ✓
• Cap rate: 13.46%
• Cash-on-cash: 25.61%
• DSCR: 2.14
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.92% rent growth · sell at horizon

5-year hold

• IRR: 22.5%
• Equity multiple: 1.96×
• Total profit: $21,318
• Equity at exit: $11,854

10-year hold

• IRR: 32.4%
• Equity multiple: 4.36×
• Total profit: $74,692
• Equity at exit: $6,874

Cash invested: $22,260 (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 26508

• Home prices YoY: -15.4%
• Rents YoY: 5.9%
• Active inventory: 247
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,297 medium
• Mortgage (P&I): −$417
• Tax est. 1.5%: −$99 /mo · $1,192/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $475

Break-even live

Break-even rent $695

Max offer price $79,500

Occupancy floor 58%

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: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-19
   days on market $79,500 Active 44 DOM
2. 2026-06-18
   days on market $79,500 Active 43 DOM
3. 2026-06-17
   days on market $79,500 Active 42 DOM
4. 2026-06-16
   days on market $79,500 Active 41 DOM
5. 2026-06-15
   days on market $79,500 Active 40 DOM
6. 2026-06-14
   days on market $79,500 Active 38 DOM
7. 2026-06-13
   days on market $79,500 Active 37 DOM
8. 2026-06-10
   days on market $79,500 Active 35 DOM
9. 2026-06-09
   days on market $79,500 Active 34 DOM
10. 2026-06-08
    days on market $79,500 Active 33 DOM
11. 2026-06-07
    days on market $79,500 Active 32 DOM
12. 2026-06-05
    days on market $79,500 Active 29 DOM
13. 2026-06-03
    days on market $79,500 Active 28 DOM
14. 2026-06-03
    remarks 648-char remark
15. 2026-06-02
    days on market $79,500 Active 27 DOM
16. 2026-06-01
    days on market $79,500 Active 26 DOM
17. 2026-05-31
    days on market $79,500 Active 25 DOM
18. 2026-05-30
    days on market $79,500 Active 24 DOM
19. 2026-05-18
    price $79,500 617-char remark
20. 2026-05-06
    listed $89,500 Active 617-char remark
21. 2024-09-26
    soldstatus $49,000
22. 2024-09-23
    soldstatus $49,000 Closed 187-char remark

    Show marketing remark (187 chars)

    DO YOUR THING! Excellent potential in this single wide home. 2 Bedroom, 1 bath, 1 car garage on . 35 acres. Enjoy the large fenced backyard! Great location in Cheat Lake area. Call today!

23. 2024-09-07
    historical Active Under Contract 187-char remark

    Show marketing remark (187 chars)

    DO YOUR THING! Excellent potential in this single wide home. 2 Bedroom, 1 bath, 1 car garage on . 35 acres. Enjoy the large fenced backyard! Great location in Cheat Lake area. Call today!

24. 2024-08-24
    status Active 187-char remark

    Show marketing remark (187 chars)

    DO YOUR THING! Excellent potential in this single wide home. 2 Bedroom, 1 bath, 1 car garage on . 35 acres. Enjoy the large fenced backyard! Great location in Cheat Lake area. Call today!

25. 2024-08-10
    historical Active Under Contract 187-char remark

    Show marketing remark (187 chars)

    DO YOUR THING! Excellent potential in this single wide home. 2 Bedroom, 1 bath, 1 car garage on . 35 acres. Enjoy the large fenced backyard! Great location in Cheat Lake area. Call today!

26. 2024-08-05
    status Active 187-char remark

    Show marketing remark (187 chars)

    DO YOUR THING! Excellent potential in this single wide home. 2 Bedroom, 1 bath, 1 car garage on . 35 acres. Enjoy the large fenced backyard! Great location in Cheat Lake area. Call today!

27. 2024-07-23
    historical Active Under Contract 187-char remark

    Show marketing remark (187 chars)

    DO YOUR THING! Excellent potential in this single wide home. 2 Bedroom, 1 bath, 1 car garage on . 35 acres. Enjoy the large fenced backyard! Great location in Cheat Lake area. Call today!

28. 2024-07-15
    listed $55,000 Active 187-char remark

    Show marketing remark (187 chars)

    DO YOUR THING! Excellent potential in this single wide home. 2 Bedroom, 1 bath, 1 car garage on . 35 acres. Enjoy the large fenced backyard! Great location in Cheat Lake area. Call today!

29. 2002-03-19
    soldstatus $35,000
30. 1985-08-12
    soldstatus $16,000

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,562
• − Mortgage interest: −$4,453
• − Property taxes: −$1,192
• − Insurance: −$398
• − Repairs & maintenance: −$1,245
• − Management: −$1,245
• − Depreciation: −$2,313
• Taxable income: $4,716
• Est. tax owed @ 24.0%: −$1,132
• After-tax cash flow: $4,569/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: Monongalia County Schools
• NCES district ID: 5400930
• Math proficiency: 45% ▼ -5.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $43,820
• Composite: 41.34/100
• National rank: #3503
• State rank: #1 of 55 in WV

Livability — Morgantown

• Score: 84/100
• State rank: #5
• US rank: #674

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Monongalia County · 97,252 people
• City population: 97,252
• Metro: Morgantown, WV
• Population (ZIP): 40,231
• Household income: $90,041
• Rent vs Own: 24.5% rent · 75.5% own
• Severe rent burden: 964.0

Population outlook (Monongalia County) Hauer SSP2

• Today (2025): 122,188 people
• By 2030: 131,536 · +7.7%
• By 2040: 149,777 · +22.6%
• By 2050: 168,245 · +37.7%
• By 2075: 207,979 · +70.2%
• By 2100: 239,430 · +96.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 4% Hispanic / Latino 4% Asian 3% Black 2%
• Common ancestry: Romanian 3% Italian 3% Slovak 3%
• Foreign-born: 3% · Canada, China
• Languages at home: 95% English-only · Spanish 1% Other Indo-European 1% Chinese 1%

Political lean MEDSL · Monongalia

• 2024 margin: Toss-up / Even · D 46.5% · R 50.9% · Other 2.7%
• 2008→2024 swing: -8.2pp toward R · 2008: 3.9pp · 2024: -4.4pp
• All cycles: 2024: R+4.4 2020: R+1.2 2016: R+10.4 2012: R+9.7 2008: D+3.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -38.92%
• Current HPI: 213.3742
• Rent YoY: ▲ 5.92%
• Metro: Morgantown, WV
• State GDP YoY: —
• F500 in state: 0

Price history

+396.9% since first listed

12 events — show timeline

• 2026-05-18 Price Changed $79,500 NCWVREIN
• 2026-05-06 Listed $89,500 NCWVREIN
• 2024-09-26 Sold (Public Records) $49,000 Public Records
• 2024-09-23 Sold (MLS) $49,000 NCWVREIN
• 2024-09-07 Contingent — NCWVREIN
• 2024-08-24 Relisted — NCWVREIN
• 2024-08-10 Contingent — NCWVREIN
• 2024-08-05 Relisted — NCWVREIN
• 2024-07-23 Contingent — NCWVREIN
• 2024-07-15 Listed $55,000 NCWVREIN
• 2002-03-19 Sold (Public Records) $35,000 Public Records
• 1985-08-12 Sold (Public Records) $16,000 Public Records

Property tax history

-29.3%/yr

Latest (2025): $2 · +0.0% YoY. Source: county tax records.