1008 E Main St · Mannington, WV 26582

$59,900

4 bd · 2.0 ba · 2,200 sqft · SingleFamily public records · 207 Days on market

Built 1911 0.29 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
• Appreciation +8.4/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome Investors, this 3 unit property has tons of potential, 1st floor apt has basement access, 2 large bedrooms 2 full baths (1 is in the basement) and den or bonus room. 2nd Floor Apt has 2 large bedrooms and 1 bath. 3rd Floor Apt has 1 bedroom. Lots of yard space and parking with a deck out back to enjoy. Parking in front for 1st floor unit and side parking for the 2nd & 3rd floor units. SEE AGENT REMARKS. This is an Estate property. Garage can be used for landlord or rented separately from the units. Back on the market at no fault of the property.

Key facts

• Basement access
• Deck out back
• Parking in front

Tags

• BASEMENT ACCESS
• YARD SPACE
• DECK OUT BACK
• PARKING IN FRONT
• SIDE PARKING

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer; Cable available
• Home design: Residential income property (multi-family, 2–4 family); Three stories
• Construction: Frame construction with wood siding; Shingle roof; Basement (partial)
• Exterior features: Porch; Storage structure; Level lot; Has a view

Interior

• Kitchen: Refrigerator; Range; Microwave; Dishwasher
• Bedrooms: Two 2-bedroom units; One 1-bedroom unit
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: Four full bathrooms
• Heating & cooling: Natural gas heating
• Interior features: Walk-in closets; Partial walk-out basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $713 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#75 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, employment D+, 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.
• Zoned schools: Blackshere Elementary School (math 22% / reading 22%, grade F, #324 of 377 statewide, top 89%, 333 students, 0% FRL); Mannington Middle School (math 24% / reading 31%, grade F, #70 of 109 statewide, top 65%, 251 students, 0% FRL); North Marion High School (math 27% / reading 47%, grade F, #32 of 110 statewide, top 34%, 738 students, 0% FRL) — zoned schools average 0% FRL vs 46% district-wide (46 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 8 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 $4k of equity ($414 loan paydown + $4k appreciation (6.8% local appreciation)).
• At projected returns (6.8% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 207 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $50k (46%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $28k; list at $60k implies a 118% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1911 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $52,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 207 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1911 — 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: 2.33% ✓
• Cap rate: 20.58%
• Cash-on-cash: 51.02%
• DSCR: 3.27
• GRM: 3.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.8% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 60.7%
• Equity multiple: 4.91×
• Total profit: $65,612
• Equity at exit: $40,737

10-year hold

• IRR: 56.9%
• Equity multiple: 10.35×
• Total profit: $156,830
• Equity at exit: $76,694

Cash invested: $16,772 (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 26582

• Home prices YoY: 3.2%
• Active inventory: 8
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,398 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$52 /mo · $626/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $713

Break-even live

Break-even rent $495

Max offer price $59,900

Occupancy floor 44%

Sensitivity live

Price	-10% $747	-5% $730	+0% $713	+5% $696	+10% $679
Rent	-10% $603	-5% $658	+0% $713	+5% $768	+10% $823
Rate	-1.0pp $743	-0.5pp $728	base $713	+0.5pp $698	+1.0pp $682

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-01
   days on market $59,900 Active 207 DOM
2. 2026-05-31
   days on market $59,900 Active 206 DOM
3. 2026-05-30
   days on market $59,900 Active 205 DOM
4. 2026-05-18
   price $59,900
5. 2026-05-05
   price $69,900
6. 2026-04-30
   price $79,900
7. 2026-04-08
   status Active
8. 2026-03-25
   historical Active Under Contract
9. 2026-02-27
   price $89,900
10. 2026-01-09
    price $99,900
11. 2025-11-06
    listed $110,000 Active
12. 2001-03-05
    soldstatus $27,500

ⓘ 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: $626 · $52/mo
• Projected year-2 tax: $626 · $52/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 8 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: $16,773
• − Mortgage interest: −$3,355
• − Property taxes: −$626
• − Insurance: −$300
• − Repairs & maintenance: −$1,342
• − Management: −$1,342
• − Depreciation: −$1,743
• Taxable income: $8,067
• Est. tax owed @ 24.0%: −$1,936
• After-tax cash flow: $6,620/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 — Mannington

• Score: 69/100
• State rank: #75
• US rank: #8967

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mannington, WV
• Population (ZIP): 3,929

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 (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Iranian 4% Romanian 4% Serbian 3%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

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: ▲ 6.80%
• Current HPI: 221.5249
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+117.8% since first listed

9 events — show timeline

• 2026-05-18 Price Changed $59,900 NCWVREIN
• 2026-05-05 Price Changed $69,900 NCWVREIN
• 2026-04-30 Price Changed $79,900 NCWVREIN
• 2026-04-08 Relisted — NCWVREIN
• 2026-03-25 Contingent — NCWVREIN
• 2026-02-27 Price Changed $89,900 NCWVREIN
• 2026-01-09 Price Changed $99,900 NCWVREIN
• 2025-11-06 Listed $110,000 NCWVREIN
• 2001-03-05 Sold (Public Records) $27,500 Public Records

Property tax history

-8.0%/yr

Latest (2025): $626 · +3.6% YoY. Source: county tax records.