1087 Circle Dr · Idamay, WV 26576

$17,900

3 bd · 1.0 ba · 783 sqft · SingleFamily · 105 Days on market

Built 1979 ↓ 28% 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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.5/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Idamay home on Circle Drive. 1,566 sq ft, 1979 built. Wood siding, stone foundation, shingled roof. Hardwood and tile flooring, laminate and wood countertops. 0.57 acres.

Key facts

• Built 1979
• Listed 104 days

Property features AI

Exterior

• Home design: Residential property
• Construction: Stone foundation; Built with wood (roof listed as wood); Shingle roof
• Exterior features: Wood and shingle roof

Interior

• Flooring: Ceramic tile; Hardwood; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Laminate counters; Ceramic tile flooring; Hardwood flooring; Laminate flooring; 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $18k.

Deal economics

• At list price, monthly cash flow is $592 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($906 rent vs $18k).
• Recommended offer: $16k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#61 in WV) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: health & safety C-, schools F, amenities 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.
• Market conditions: 1 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 $659 of equity ($124 loan paydown + $535 appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($16k) is reasonable based on typical stale-listing flexibility.

Recommended offer $16,289 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 5.06% ✓
• Cap rate: 45.97%
• Cash-on-cash: 141.69%
• DSCR: 7.30
• GRM: 1.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.99% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.95×
• Total profit: $39,851
• Equity at exit: $8,038

10-year hold

• IRR: —
• Equity multiple: 18.77×
• Total profit: $89,077
• Equity at exit: $12,379

Cash invested: $5,012 (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 26576

• Home prices YoY: 2.1%
• Active inventory: 1
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $906 medium
• Mortgage (P&I): −$94
• Tax est. 1.5%: −$22 /mo · $268/yr
• Insurance: −$7
• HOA: −$0
• Vacancy / Maint / Mgmt: −$190
• Net cashflow: $592

Break-even live

Break-even rent $157

Max offer price $17,900

Occupancy floor 30%

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: $4,475
• Closing costs: $537
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $17,900 Active 105 DOM
2. 2026-06-18
   days on market $17,900 Active 104 DOM
3. 2026-06-17
   days on market $17,900 Active 103 DOM
4. 2026-06-16
   days on market $17,900 Active 102 DOM
5. 2026-06-15
   days on market $17,900 Active 101 DOM
6. 2026-06-14
   days on market $17,900 Active 99 DOM
7. 2026-06-13
   days on market $17,900 Active 98 DOM
8. 2026-06-10
   days on market $17,900 Active 96 DOM
9. 2026-06-09
   days on market $17,900 Active 95 DOM
10. 2026-06-08
    days on market $17,900 Active 94 DOM
11. 2026-06-07
    days on market $17,900 Active 93 DOM
12. 2026-06-02
    days on market $17,900 Active 88 DOM
13. 2026-06-01
    days on market $17,900 Active 87 DOM
14. 2026-05-31
    days on market $17,900 Active 86 DOM
15. 2026-05-30
    days on market $17,900 Active 85 DOM
16. 2026-04-30
    price $17,900
17. 2026-03-22
    price $19,900
18. 2026-03-06
    listed $24,900 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 20 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: $10,868
• − Mortgage interest: −$1,003
• − Property taxes: −$268
• − Insurance: −$90
• − Repairs & maintenance: −$869
• − Management: −$869
• − Depreciation: −$521
• Taxable income: $7,248
• Est. tax owed @ 24.0%: −$1,739
• After-tax cash flow: $5,362/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 — Idamay

• Score: 70/100
• State rank: #61
• US rank: #7457

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Idamay, WV
• City population: 712
• Population (ZIP): 712

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 (86%)
• Race & ethnicity: White 86% Two or more races 11% Hispanic / Latino 3%
• Common ancestry: Iranian 5%

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: ▲ 2.99%
• Current HPI: 145.8389
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-28.1% since first listed

3 events — show timeline

• 2026-04-30 Price Changed $17,900 GVBOR
• 2026-03-22 Price Changed $19,900 GVBOR
• 2026-03-06 Listed $24,900 GVBOR