2068 Glady Rd · Weston, WV 26452

$79,000

2 bd · 2.0 ba · 980 sqft · Manufactured · 6 Days on market

Built 1990 Fair condition 1.04 ac lot

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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 +23.5/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Appreciation +5.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.9/10.0

Listing remarks

2068 Glady Fork Road offers a single-wide home on a 1.04-acre level lot just minutes from the interstate, work, schools, shopping, Stonewall Jackson Lake, Stonewall Resort, Stonecoal Lake, and other area conveniences. Currently rented for $800/month, this property offers flexibility as an income producing rental, a place to live, or a future home site where the existing home could be removed and replaced with your dream home. Level lot, convenient location, and multiple possibilities make this one worth a look. Measurements, acreage, and distances are approximate. Tenant occupied. Showings by appointment only with 24-hour notice.

Key facts

• Level lot
• Convenient location
• 1.04 acre lot

Tags

• LEVEL LOT
• CONVENIENT LOCATION
• INCOME PRODUCING RENTAL

Property features AI

Finance

• HOA & community: Community amenities include golf, pool, and tennis courts

Exterior

• Parking: No designated parking
• Utilities: Private well water; Septic tank
• Home design: Manufactured home (single wide); Single-story
• Construction: Vinyl siding; Shingle roof
• Exterior features: Front porch; Level lot; Close proximity frontage

Interior

• Kitchen: Range
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Range; Vinyl flooring; 6 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $79k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $148 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($878 rent vs $79k).
• Cap rate 8.5% vs local median 4.2% in Weston — 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 73/100 on livability (#38 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D-, commute F, employment F.
• Lewis County Schools (rural): math 19% / reading 27% proficiency, ranked #53 of 55 in WV (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Roanoke Elementary School (math 34% / reading 24%, grade F, #225 of 377 statewide, top 68%, 156 students, 0% FRL); Robert L. Bland Middle School (math 16% / reading 28%, grade F, #95 of 109 statewide, top 88%, 658 students, 0% FRL); Lewis County High School (math 12% / reading 37%, grade F, #91 of 110 statewide, top 85%, 756 students, 0% FRL) — zoned schools average 0% FRL vs 50% district-wide (50 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 37 active listings in the ZIP.

Forward outlook

• In year one you build about $1k of equity ($546 loan paydown + $926 appreciation (1.2% local appreciation)).
• Lewis County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.2% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $79,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.11% ✓
• Cap rate: 8.54%
• Cash-on-cash: 8.03%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.2%
• Equity multiple: 1.52×
• Total profit: $11,586
• Equity at exit: $27,678

10-year hold

• IRR: 13.9%
• Equity multiple: 2.72×
• Total profit: $37,946
• Equity at exit: $37,335

Cash invested: $22,120 (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 26452

• Home prices YoY: 0.8%
• Active inventory: 37
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $878 medium
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,185/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $148

Break-even live

Break-even rent $691

Max offer price $79,000

Occupancy floor 78%

Sensitivity live

Price	-10% $203	-5% $175	+0% $148	+5% $121	+10% $93
Rent	-10% $79	-5% $113	+0% $148	+5% $183	+10% $217
Rate	-1.0pp $188	-0.5pp $168	base $148	+0.5pp $128	+1.0pp $107

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $79,000 Active 6 DOM
2. 2026-06-17
   days on market $79,000 Active 5 DOM
3. 2026-06-16
   days on market $79,000 Active 4 DOM
4. 2026-06-15
   days on market $79,000 Active 3 DOM
5. 2026-06-15
   days on market $79,000 Active 2 DOM
6. 2026-06-13
   remarks 637-char remark
7. 2026-06-13
   listed $79,000 Active 1 DOM

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 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: $10,542
• − Mortgage interest: −$4,425
• − Property taxes: −$1,185
• − Insurance: −$395
• − Repairs & maintenance: −$843
• − Management: −$843
• − Depreciation: −$2,298
• Taxable income: $552
• Est. tax owed @ 24.0%: −$132
• After-tax cash flow: $1,644/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.

Condition & rehab AI · 6 photos

Fair 45/100 Moderate rehab

The property is in fair condition with moderate repairs needed, primarily in the kitchen and exterior. Paint and cabinet updates can significantly increase its value.

Repairs flagged

• Minor kitchen cabinets — Cabinets appear slightly worn
• Moderate exterior siding — Siding appears weathered
• Minor interior walls — Walls appear average

Value-add opportunities

• Both paint interior walls — Fresh paint can improve appearance and value
• Both replace kitchen cabinets — New cabinets can enhance functionality and appeal
• Both repair exterior siding — Fresh siding can improve curb appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Cabinets appear slightly worn	Minor	$500–3,000
exterior siding · Siding appears weathered	Moderate	$3,000–15,000
interior walls · Walls appear average	Minor	$500–3,000
Total estimated repair cost · 3 items		$4,000–21,000

Value-add ROI direction

• Both paint interior walls — Fresh paint can improve appearance and value ↑
• Both replace kitchen cabinets — New cabinets can enhance functionality and appeal ↑
• Both repair exterior siding — Fresh siding can improve curb appeal and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Lewis County Schools
• NCES district ID: 5400630
• Math proficiency: 19% ▼ -12.00%
• Reading proficiency: 27% ▼ -8.00%
• Median HH income: $36,146
• Composite: 19.05/100
• National rank: #8843
• State rank: #53 of 55 in WV

Livability — Weston

• Score: 73/100
• State rank: #38
• US rank: #5368

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,374

Population outlook (Lewis County) Hauer SSP2

• Today (2025): 16,382 people
• By 2030: 16,293 · -0.5%
• By 2040: 15,999 · -2.3%
• By 2050: 15,569 · -5.0%
• By 2075: 14,450 · -11.8%
• By 2100: 12,164 · -25.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Serbian 1% Iranian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Lewis

• 2024 margin: Solid R (+59.3) · D 19.5% · R 78.8% · Other 1.8%
• 2008→2024 swing: -25.6pp toward R · 2008: -33.7pp · 2024: -59.3pp
• All cycles: 2024: R+59.3 2020: R+56.9 2016: R+56.8 2012: R+42.1 2008: R+33.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.17%
• Current HPI: 144.3377
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-13 Listed $79,000 NCWVREIN