290 Short Mountain Dr · Augusta, WV 26704

$69,000

2 bd · 1.5 ba · 1,264 sqft · SingleFamily public records · 42 Days on market

Built 1974 2.70 ac lot $13/mo HOA · 1% of rent ↓ 8% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.6/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Bank-owned opportunity in Elk Horn Subdivision! Situated on 2.7 acres, this 2-bedroom, 1-bath mobile home offers great potential for investors, flippers, or buyers looking for a renovation project. Features include a living room, eat-in kitchen, and two bedrooms sharing a full hall bath. Property requires a full rehab and is being sold as-is. Bring your vision and make this property your own!

Key facts

• 2.7 acre lot
• Built 1974
• Listed 41 days

Property features AI

Finance

• Other: Fee simple ownership
• HOA & community: Annual HOA fee of $150

Exterior

• Parking: Driveway
• Utilities: Well water; On-site septic; Electric available; Water available; Sewer available
• Home design: Single-wide mobile home (pre-1976); Major rehab needed
• Construction: Frame construction; Metal roof; Other foundation
• Exterior features: Outside city limits (Sherman); Additional parcel included (0912A0174)

Interior

• Bedrooms: Two bedrooms on the main level
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Wood-burning stove heating; Window air conditioning units; Electric hot water
• Interior features: Drywall walls and ceilings; One fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $522 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $67k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Hampshire County Schools (rural): math 25% / reading 38% proficiency, ranked #30 of 55 in WV (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 37 active listings in the ZIP; 124 units permitted in Hampshire County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($477 loan paydown + $777 appreciation (1.1% local appreciation)).
• Hampshire County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.1% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.74% ✓
• Cap rate: 15.37%
• Cash-on-cash: 32.43%
• DSCR: 2.44
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.13% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.0%
• Equity multiple: 2.81×
• Total profit: $34,957
• Equity at exit: $24,011

10-year hold

• IRR: 37.1%
• Equity multiple: 5.49×
• Total profit: $86,695
• Equity at exit: $32,263

Cash invested: $19,320 (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 26704

• Home prices YoY: 0.6%
• Active inventory: 37
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,203 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$25 /mo · $299/yr
• Insurance: −$29
• HOA: −$13
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $522

Break-even live

Break-even rent $542

Max offer price $69,000

Occupancy floor 52%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $13 · $156/yr

Listing history 22 events

1. 2026-06-19
   days on market $69,000 Active 42 DOM
2. 2026-06-18
   days on market $69,000 Active 41 DOM
3. 2026-06-17
   days on market $69,000 Active 40 DOM
4. 2026-06-17
   price $69,000 Active 39 DOM
5. 2026-06-16
   days on market $78,500 Active 39 DOM
6. 2026-06-15
   days on market $78,500 Active 38 DOM
7. 2026-06-14
   days on market $78,500 Active 36 DOM
8. 2026-06-12
   days on market $78,500 Active 35 DOM
9. 2026-06-09
   days on market $78,500 Active 32 DOM
10. 2026-06-08
    days on market $78,500 Active 31 DOM
11. 2026-06-07
    days on market $78,500 Active 30 DOM
12. 2026-06-05
    days on market $78,500 Active 27 DOM
13. 2026-06-03
    days on market $78,500 Active 26 DOM
14. 2026-06-02
    days on market $78,500 Active 25 DOM
15. 2026-06-01
    days on market $78,500 Active 24 DOM
16. 2026-05-31
    days on market $78,500 Active 23 DOM
17. 2026-05-30
    days on market $78,500 Active 22 DOM
18. 2026-05-08
    listed $78,500 Active
19. 2024-02-13
    soldstatus $95,000
20. 2022-11-04
    soldstatus $85,000 Closed
21. 2022-10-06
    listed Active Under Contract
22. 2022-10-06
    listed $85,000

ⓘ 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: $299 · $25/mo
• Projected year-2 tax: $407 · $34/mo
• Expected delta: +$108/yr (+$9/mo · 35.9%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,440
• − Mortgage interest: −$3,865
• − Property taxes: −$299
• − Insurance: −$345
• − Repairs & maintenance: −$1,155
• − Management: −$1,155
• − HOA: −$156
• − Depreciation: −$2,007
• Taxable income: $5,456
• Est. tax owed @ 24.0%: −$1,310
• After-tax cash flow: $4,955/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: Hampshire County Schools
• NCES district ID: 5400420
• Math proficiency: 25% ▼ -16.00%
• Reading proficiency: 38% ▼ -8.00%
• Median HH income: $32,170
• Composite: 25.69/100
• National rank: #7392
• State rank: #30 of 55 in WV

Livability — Augusta

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 5,403

Population outlook (Hampshire County) Hauer SSP2

• Today (2025): 21,820 people
• By 2030: 20,690 · -5.2%
• By 2040: 18,089 · -17.1%
• By 2050: 15,413 · -29.4%
• By 2075: 10,421 · -52.2%
• By 2100: 6,842 · -68.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Black 2% Two or more races 1%
• Common ancestry: Lithuanian 6% Slovak 4% Serbian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Hampshire

• 2024 margin: Solid R (+62.6) · D 18.0% · R 80.6% · Other 1.4%
• 2008→2024 swing: -35.8pp toward R · 2008: -26.8pp · 2024: -62.6pp
• All cycles: 2024: R+62.6 2020: R+60.4 2016: R+59.2 2012: R+40.4 2008: R+26.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.13%
• Current HPI: 188.2808
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-7.6% since first listed

5 events — show timeline

• 2026-05-08 Listed $78,500 BRIGHT MLS
• 2024-02-13 Sold (Public Records) $95,000 Public Records
• 2022-11-04 Sold (MLS) $85,000 BRIGHT MLS
• 2022-10-06 Listed — BRIGHT MLS
• 2022-10-06 Listed $85,000 BRIGHT MLS

Property tax history

+1.3%/yr

Latest (2025): $299 · -48.4% YoY. Source: county tax records.