7844 Knobs Rd · Union, WV 24983

$100,000

3 bd · 1.0 ba · 1,012 sqft · SingleFamily · 80 Days on market

Built 1930 Fair condition ↓ 20% since listing

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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 +19.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• Appreciation +5.9/10.0
• 1% rule +5.1/10.0
• Livability +2.9/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

This smaller home is just big enough for a quaint, cozy place to make your own. It offers 2-3 bedrooms, or office area, 1 bath, has new windows, new floors, new plumbing and heat. Has been completely remodeled and is move-in ready. Call today!

Key facts

• New floors
• Move-in ready
• New plumbing

Tags

• NEW WINDOWS
• NEW FLOORS
• NEW PLUMBING
• COMPLETELY REMODELED
• MOVE-IN READY

Property features AI

Exterior

• Utilities: Cistern water; Propane utilities
• Home design: Residential property
• Construction: Block construction; Block foundation; Built of block materials
• Exterior features: Metal roof; Property has a view

Interior

• Kitchen: Refrigerator
• Flooring: Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Radiant heating; No cooling
• Interior features: Refrigerator included; Vinyl flooring; Six total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $54 ($644/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#243 in WV) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+, crime B; Watch: amenities F, commute F, employment F.
• Monroe County Schools (rural): math 27% / reading 35% proficiency, ranked #29 of 55 in WV (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: James Monroe High School (math 22% / reading 47%, grade F, #42 of 110 statewide, top 47%, 464 students, 0% FRL) — zoned schools average 0% FRL vs 48% district-wide (48 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 22 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($691 loan paydown + $2k appreciation (1.9% local appreciation)).
• Monroe County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.9% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% 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 1930 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.01% ✓
• Cap rate: 7.61%
• Cash-on-cash: 4.69%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.88% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.5%
• Equity multiple: 1.35×
• Total profit: $9,725
• Equity at exit: $38,804

10-year hold

• IRR: 10.0%
• Equity multiple: 2.34×
• Total profit: $37,455
• Equity at exit: $55,392

Cash invested: $28,000 (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 24983

• Home prices YoY: 1.1%
• Active inventory: 22
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,013 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• Flood insurance flood zone: −$56 /mo · $670/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $54

Break-even live

Break-even rent $945

Max offer price $100,000

Occupancy floor 90%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $100,000 Active 80 DOM
2. 2026-06-17
   days on market $100,000 Active 79 DOM
3. 2026-06-16
   days on market $100,000 Active 78 DOM
4. 2026-06-15
   days on market $100,000 Active 77 DOM
5. 2026-06-15
   days on market $100,000 Active 76 DOM
6. 2026-06-13
   days on market $100,000 Active 75 DOM
7. 2026-06-09
   days on market $100,000 Active 71 DOM
8. 2026-06-08
   days on market $100,000 Active 70 DOM
9. 2026-06-08
   days on market $100,000 Active 69 DOM
10. 2026-06-07
    days on market $100,000 Active 68 DOM
11. 2026-06-04
    days on market $100,000 Active 66 DOM
12. 2026-06-03
    days on market $100,000 Active 65 DOM
13. 2026-06-02
    days on market $100,000 Active 64 DOM
14. 2026-06-01
    days on market $100,000 Active 63 DOM
15. 2026-05-31
    days on market $100,000 Active 62 DOM
16. 2026-05-14
    price $100,000
17. 2026-03-30
    listed $125,000 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 · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low

Taxation est. · year 1

• Rental income: $12,161
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$1,170
• − Repairs & maintenance: −$973
• − Management: −$973
• − Depreciation: −$2,909
• Taxable loss: −$965
• Est. tax savings @ 24.0%: +$232
• After-tax cash flow: $876/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 · 13 photos

Fair 45/100 Cosmetic rehab

The home is in fair condition with some cosmetic updates needed to increase its resale value.

Repairs flagged

• Minor kitchen cabinets — The cabinets are dated and could be replaced for a fresh look.
• Minor bathroom fixtures — The fixtures are dated and could be replaced for a more modern look.
• Minor exterior siding — The siding has some discoloration and could be repainted or replaced for a fresh look.
• Minor flooring — The carpeted flooring could be replaced with hardwood or tile for a more modern look.

Value-add opportunities

• Resale Updating the kitchen cabinets and fixtures — Updating the kitchen will make it more appealing to potential buyers.
• Resale Updating the exterior siding and painting the interior walls — Updating the exterior and interior will make the home more appealing to potential buyers.
• Resale Replacing the flooring with hardwood or tile — Replacing the flooring will make the home more appealing to potential buyers.

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · The cabinets are dated and could be replaced for a fresh look.	Minor	$500–3,000
bathroom fixtures · The fixtures are dated and could be replaced for a more modern look.	Minor	$500–3,000
exterior siding · The siding has some discoloration and could be repainted or replaced for a fresh look.	Minor	$500–3,000
flooring · The carpeted flooring could be replaced with hardwood or tile for a more modern look.	Minor	$500–3,000
Total estimated repair cost · 4 items		$2,000–12,000

Value-add ROI direction

• Resale Updating the kitchen cabinets and fixtures — Updating the kitchen will make it more appealing to potential buyers. ↑
• Resale Updating the exterior siding and painting the interior walls — Updating the exterior and interior will make the home more appealing to potential buyers. ↑
• Resale Replacing the flooring with hardwood or tile — Replacing the flooring will make the home more appealing to potential buyers. ↑

ⓘ 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: Monroe County Schools
• NCES district ID: 5400960
• Math proficiency: 27% ▼ -9.00%
• Reading proficiency: 35% ▼ -8.00%
• Median HH income: $37,855
• Composite: 25.85/100
• National rank: #7351
• State rank: #29 of 55 in WV

Livability — Union

• Score: 58/100
• State rank: #243
• US rank: #20925

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,783

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 13,411 people
• By 2030: 13,266 · -1.1%
• By 2040: 12,829 · -4.3%
• By 2050: 12,174 · -9.2%
• By 2075: 10,395 · -22.5%
• By 2100: 7,805 · -41.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Serbian 6% Slovak 2% Danish 2%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Monroe

• 2024 margin: Solid R (+61.8) · D 18.1% · R 79.9% · Other 1.9%
• 2008→2024 swing: -37.0pp toward R · 2008: -24.8pp · 2024: -61.8pp
• All cycles: 2024: R+61.8 2020: R+57.4 2016: R+57.3 2012: R+41.3 2008: R+24.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.88%
• Current HPI: 173.921
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-20.0% since first listed

2 events — show timeline

• 2026-05-14 Price Changed $100,000 GVBOR
• 2026-03-30 Listed $125,000 GVBOR