2700 N Calhoun Hwy · Grantsville, WV 26147

$80,000

3 bd · 1.0 ba · 960 sqft · SingleFamily · 236 Days on market

Built 1962 ↓ 14% 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 +29.3/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Appreciation +7.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

This home is situated on one mostly level acre, more or less , with 3 bedrooms with large closets and hardwood floors. The kitchen has lots of cabinets for storage with dining area including table and hutch . The attached one car garage has concrete floor with cistern . The basement offers plenty of storage area . Thiis home is complete with city water, central heat and air, and house generator. Priced at $93000.00

Key facts

• Central heat and air
• City water
• Concrete floor

Tags

• ONE MOSTLY LEVEL ACRE
• LOTS OF CABINETS FOR STORAGE
• CONCRETE FLOOR
• PLENTY OF STORAGE AREA
• CITY WATER
• CENTRAL HEAT AND AIR

Property features AI

Finance

• Financial info: Annual tax amount reported
• HOA & community: Community pool

Exterior

• Parking: 1-car garage; Off-street parking and on-street parking available
• Security: Smoke detector(s)
• Utilities: Public water; Septic tank; Cable available
• Home design: Single-family detached residence; Single-story
• Construction: Block and frame construction with vinyl siding
• Exterior features: Front porch; Metal roof

Interior

• Kitchen: Range; Refrigerator; Freezer
• Bedrooms: 7 total rooms (bedroom count not specified)
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Washer and Dryer included; Freezer and Refrigerator included; Range included; Ceiling fan(s); Smoke detector(s)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#162 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: amenities F, commute F, employment F.
• Calhoun County Schools (rural): math 18% / reading 34% proficiency, ranked #46 of 55 in WV (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Pleasant Hill School (math 24% / reading 34%, grade F, #225 of 377 statewide, top 68%, 176 students, 0% FRL); Calhoun Middle/High School (math 11% / reading 34%, grade F, #96 of 110 statewide, top 87%, 524 students, 0% FRL) — zoned schools average 0% FRL vs 51% district-wide (51 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 6 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($553 loan paydown + $4k appreciation (4.7% local appreciation)).
• Calhoun County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.7% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 236 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 236 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 1962 — 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: 1.32% ✓
• Cap rate: 10.50%
• Cash-on-cash: 15.04%
• DSCR: 1.67
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.2%
• Equity multiple: 2.56×
• Total profit: $34,859
• Equity at exit: $43,761

10-year hold

• IRR: 24.6%
• Equity multiple: 5.05×
• Total profit: $90,690
• Equity at exit: $74,254

Cash invested: $22,400 (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 26147

• Home prices YoY: 3.4%
• Active inventory: 6
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,055 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $281

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 68%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-31
   days on market $80,000 Active 236 DOM
2. 2026-04-09
   price $80,000
3. 2025-10-28
   price $89,000
4. 2025-10-06
   listed $93,000 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,663
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,013
• − Management: −$1,013
• − Depreciation: −$2,327
• Taxable income: $2,229
• Est. tax owed @ 24.0%: −$535
• After-tax cash flow: $2,835/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: Calhoun County Schools
• NCES district ID: 5400210
• Math proficiency: 18% ▼ -13.00%
• Reading proficiency: 34% ▼ -12.00%
• Median HH income: $32,492
• Composite: 21.15/100
• National rank: #8429
• State rank: #46 of 55 in WV

Livability — Grantsville

• Score: 63/100
• State rank: #162
• US rank: #15330

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,873

Population outlook (Calhoun County) Hauer SSP2

• Today (2025): 6,927 people
• By 2030: 6,570 · -5.2%
• By 2040: 5,799 · -16.3%
• By 2050: 5,071 · -26.8%
• By 2075: 3,678 · -46.9%
• By 2100: 2,580 · -62.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Slovak 3% Iranian 1% Romanian 1%
• Foreign-born: 0%

Political lean MEDSL · Calhoun

• 2024 margin: Solid R (+64.8) · D 16.6% · R 81.4% · Other 1.9%
• 2008→2024 swing: -49.5pp toward R · 2008: -15.4pp · 2024: -64.8pp
• All cycles: 2024: R+64.8 2020: R+60.5 2016: R+60.2 2012: R+22.6 2008: R+15.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.67%
• Current HPI: 144.026
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-14.0% since first listed

3 events — show timeline

• 2026-04-09 Price Changed $80,000 NCWVREIN
• 2025-10-28 Price Changed $89,000 NCWVREIN
• 2025-10-06 Listed $93,000 NCWVREIN