12 Lynch Rd · Wolf Summit, WV 26426

$36,900

3 bd · 2.0 ba · 3,210 sqft · Manufactured public records · 65 Days on market

Built 1971 0.51 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
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• Schools +3.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Located close to Route 50. CASH ONLY. Property Selling "As Is". Needs new sewage system. Three bedrooms and full bath. All taxes, measurements and year built are approximate. SEE AGENT REMARKS

Key facts

• 0.51 acre lot
• Built 1971
• Listed 64 days

Property features AI

Exterior

• Parking: Off-street parking; On-street parking
• Utilities: Private well water; Septic tank sewer
• Home design: Single-family detached residence; Single-story
• Construction: Wood siding; Metal and rolled/hot mop roof
• Exterior features: Level lot

Interior

• Flooring: Vinyl; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating
• Interior features: Vinyl and wood flooring; 9 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $37k.

Deal economics

• At list price, monthly cash flow is $695 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $37k).
• Recommended offer: $35k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#250 in WV) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, employment B; Watch: health & safety C-, amenities F, commute F.
• Harrison County Schools (town): math 29% / reading 43% proficiency, ranked #12 of 55 in WV (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Salem Elementary (math 52% / reading 47%, grade D, #49 of 377 statewide, top 16%, 189 students, 0% FRL); Robert C Byrd High School (math 22% / reading 52%, grade F, #32 of 110 statewide, top 34%, 765 students, 0% FRL) — zoned schools average 0% FRL vs 43% district-wide (43 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 13 active listings in the ZIP; 84 units permitted in Harrison County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($255 loan paydown + $1k appreciation (3.8% local appreciation)).
• Harrison County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($35k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $34,686 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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: 3.21% ✓
• Cap rate: 28.90%
• Cash-on-cash: 80.75%
• DSCR: 4.59
• GRM: 2.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.8% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 85.8%
• Equity multiple: 5.87×
• Total profit: $50,315
• Equity at exit: $18,275

10-year hold

• IRR: 84.8%
• Equity multiple: 12.15×
• Total profit: $115,186
• Equity at exit: $29,548

Cash invested: $10,332 (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 26426

• Home prices YoY: 2.2%
• Active inventory: 13
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,183 medium
• Mortgage (P&I): −$194
• Tax from tax record: −$30 /mo · $363/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $695

Break-even live

Break-even rent $303

Max offer price $36,900

Occupancy floor 36%

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: $9,225
• Closing costs: $1,107
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $36,900 Active 65 DOM
2. 2026-06-18
   days on market $36,900 Active 64 DOM
3. 2026-06-17
   days on market $36,900 Active 63 DOM
4. 2026-06-16
   days on market $36,900 Active 62 DOM
5. 2026-06-15
   days on market $36,900 Active 61 DOM
6. 2026-06-14
   days on market $36,900 Active 59 DOM
7. 2026-06-12
   days on market $36,900 Active 58 DOM
8. 2026-06-09
   days on market $36,900 Active 55 DOM
9. 2026-06-08
   days on market $36,900 Active 54 DOM
10. 2026-06-07
    days on market $36,900 Active 53 DOM
11. 2026-06-05
    days on market $36,900 Active 50 DOM
12. 2026-06-03
    days on market $36,900 Active 49 DOM
13. 2026-06-02
    days on market $36,900 Active 48 DOM
14. 2026-06-01
    days on market $36,900 Active 47 DOM
15. 2026-05-31
    days on market $36,900 Active 46 DOM
16. 2026-05-30
    days on market $36,900 Active 45 DOM
17. 2026-04-15
    listed $36,900 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: $363 · $30/mo
• Projected year-2 tax: $363 · $30/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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% 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: $14,193
• − Mortgage interest: −$2,067
• − Property taxes: −$363
• − Insurance: −$184
• − Repairs & maintenance: −$1,135
• − Management: −$1,135
• − Depreciation: −$1,073
• Taxable income: $8,234
• Est. tax owed @ 24.0%: −$1,976
• After-tax cash flow: $6,367/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: Harrison County Schools
• NCES district ID: 5400510
• Math proficiency: 29% ▼ -10.00%
• Reading proficiency: 43% ▼ -3.00%
• Median HH income: $43,269
• Composite: 30.48/100
• National rank: #6222
• State rank: #12 of 55 in WV

Livability — Wolf Summit

• Score: 57/100
• State rank: #250
• US rank: #21634

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,302

Population outlook (Harrison County) Hauer SSP2

• Today (2025): 67,273 people
• By 2030: 65,963 · -1.9%
• By 2040: 63,033 · -6.3%
• By 2050: 59,999 · -10.8%
• By 2075: 52,524 · -21.9%
• By 2100: 42,654 · -36.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 1% Two or more races 1%
• Common ancestry: Serbian 3% Romanian 2% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Other Indo-European 1%

Political lean MEDSL · Harrison

• 2024 margin: Solid R (+41.0) · D 28.5% · R 69.4% · Other 2.1%
• 2008→2024 swing: -27.6pp toward R · 2008: -13.3pp · 2024: -41.0pp
• All cycles: 2024: R+41.0 2020: R+37.6 2016: R+39.5 2012: R+23.5 2008: R+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.80%
• Current HPI: 174.3458
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-04-15 Listed $36,900 NCWVREIN

Property tax history

-1.8%/yr

Latest (2025): $363 · +6.5% YoY. Source: county tax records.