3436 Burns Farm Rd · Grafton, WV 26354

$84,000

3 bd · 2.0 ba · 1,820 sqft · Manufactured public records · 72 Days on market

Built 1996 2.54 ac lot ↓ 10% since listing

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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
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Appreciation +5.7/10.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

For Sale: View 21 photos for 3436 Burns Farm Rd, this 3-bed, 2-bath, sqft. single-detached home in Grafton, WV, listed at $94,000. MLS #10164141 * See Agent Remarks * * * For all Offers contact Listing Agent * *

Key facts

• Full basement
• Concrete floors
• Interior access

Tags

• FULL BASEMENT
• INTERIOR ACCESS
• CONCRETE FLOORS
• PROXIMITY TO SHOPPING CENTERS
• POTENTIAL RENTAL INCOME

Property features AI

Exterior

• Parking: Off-street parking; On-street parking
• Utilities: Public water; Septic tank sewer; Cable available
• Home design: Single-family detached residence; One story
• Construction: Vinyl siding; Shingle roof; Built with concrete foundation
• Exterior features: Porch; Sloped lot

Interior

• Kitchen: Dishwasher; Refrigerator; Range
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: Dishwasher; Refrigerator; Range; Vinyl flooring; Concrete, unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $84k.

Deal economics

• At list price, monthly cash flow is $381 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $84k).
• Recommended offer: $79k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 4.1% in Grafton — 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 (#85 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Taylor County Schools (town): math 27% / reading 36% proficiency, ranked #22 of 55 in WV (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Anna Jarvis Elementary School (math 37% / reading 27%, grade F, #191 of 377 statewide, top 56%, 503 students, 0% FRL); Taylor County Middle School (math 22% / reading 34%, grade F, #66 of 109 statewide, top 63%, 685 students, 0% FRL); Grafton High School (math 17% / reading 47%, grade F, #55 of 110 statewide, top 59%, 620 students, 0% FRL) — zoned schools average 0% FRL vs 44% district-wide (44 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 29 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($581 loan paydown + $1k appreciation (1.4% local appreciation)).
• Taylor County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Recommended offer $78,960 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.36% ✓
• Cap rate: 11.74%
• Cash-on-cash: 19.45%
• DSCR: 1.87
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.44% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.5%
• Equity multiple: 2.18×
• Total profit: $27,655
• Equity at exit: $30,609

10-year hold

• IRR: 24.9%
• Equity multiple: 4.12×
• Total profit: $73,331
• Equity at exit: $42,216

Cash invested: $23,520 (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 26354

• Home prices YoY: 0.6%
• Active inventory: 29
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,144 medium
• Mortgage (P&I): −$441
• Tax from tax record: −$47 /mo · $564/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $381

Break-even live

Break-even rent $661

Max offer price $84,000

Occupancy floor 62%

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: $21,000
• Closing costs: $2,520
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $84,000 Active 72 DOM
2. 2026-06-18
   days on market $84,000 Active 71 DOM
3. 2026-06-17
   days on market $84,000 Active 70 DOM
4. 2026-06-16
   days on market $84,000 Active 69 DOM
5. 2026-06-15
   days on market $84,000 Active 68 DOM
6. 2026-06-14
   days on market $84,000 Active 66 DOM
7. 2026-06-12
   pricedays on market $84,000 Active 65 DOM
8. 2026-06-09
   days on market $89,000 Active 62 DOM
9. 2026-06-08
   days on market $89,000 Active 61 DOM
10. 2026-06-07
    days on market $89,000 Active 60 DOM
11. 2026-06-05
    days on market $89,000 Active 57 DOM
12. 2026-06-02
    days on market $89,000 Active 55 DOM
13. 2026-06-01
    days on market $89,000 Active 54 DOM
14. 2026-05-31
    days on market $89,000 Active 53 DOM
15. 2026-05-30
    days on market $89,000 Active 52 DOM
16. 2026-05-21
    price $89,000
17. 2026-04-28
    price $94,000
18. 2026-04-09
    listed $99,000 Active

ⓘ 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: $564 · $47/mo
• Projected year-2 tax: $564 · $47/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,728
• − Mortgage interest: −$4,705
• − Property taxes: −$564
• − Insurance: −$420
• − Repairs & maintenance: −$1,098
• − Management: −$1,098
• − Depreciation: −$2,444
• Taxable income: $3,399
• Est. tax owed @ 24.0%: −$816
• After-tax cash flow: $3,760/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: Taylor County Schools
• NCES district ID: 5401380
• Math proficiency: 27% ▼ -14.00%
• Reading proficiency: 36% ▼ -11.00%
• Median HH income: $41,369
• Composite: 26.59/100
• National rank: #7183
• State rank: #22 of 55 in WV

Livability — Grafton

• Score: 68/100
• State rank: #85
• US rank: #9831

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,101

Population outlook (Taylor County) Hauer SSP2

• Today (2025): 16,987 people
• By 2030: 16,923 · -0.4%
• By 2040: 16,523 · -2.7%
• By 2050: 15,802 · -7.0%
• By 2075: 13,768 · -18.9%
• By 2100: 10,464 · -38.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Slovak 5% Serbian 3% Iranian 2%
• Foreign-born: 0%

Political lean MEDSL · Taylor

• 2024 margin: Solid R (+51.3) · D 23.3% · R 74.6% · Other 2.0%
• 2008→2024 swing: -32.9pp toward R · 2008: -18.4pp · 2024: -51.3pp
• All cycles: 2024: R+51.3 2020: R+49.9 2016: R+49.5 2012: R+32.2 2008: R+18.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.44%
• Current HPI: 229.6924
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-10.1% since first listed

3 events — show timeline

• 2026-05-21 Price Changed $89,000 NCWVREIN
• 2026-04-28 Price Changed $94,000 NCWVREIN
• 2026-04-09 Listed $99,000 NCWVREIN

Property tax history

-2.7%/yr

Latest (2025): $564 · -16.4% YoY. Source: county tax records.