117 Manchin · White Hall, WV 26554

$39,900

2 bd · 1.0 ba · 768 sqft · SingleFamily · 3 Days on market

Built 1908 Poor condition 7,362 sqft 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
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Looking for a project with great possibilities? This 2-bedroom, 1-bath ranch home is ready for your vision and personal touch! Featuring a fenced yard, a storage shed, and plenty of outdoor space. Single-level living. Fenced yard for pets, play, or gardening. Storage shed for tools and equipment. Great potential with a little TLC. Bring your ideas and make this home your own! Schedule your showing today and see the possibilities for yourself.

Key facts

• Fenced yard
• Storage shed
• Outdoor space

Tags

• FENCED YARD
• STORAGE SHED
• OUTDOOR SPACE
• SINGLE-LEVEL LIVING

Property features AI

Exterior

• Parking: Off-street parking; On-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; One story
• Construction: Aluminum siding and frame construction; Shingle roof
• Exterior features: Porch; Level to sloped lot

Interior

• Kitchen: Range
• Bedrooms: 4 total rooms (bedrooms included)
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Cooling with ceiling fan(s)
• Interior features: Ceiling fan(s); Unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $418 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($879 rent vs $40k).
• Cap rate 18.9% vs local median 2.5% in White Hall — 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 64/100 on livability (#134 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: health & safety C-, crime F, amenities F.
• Marion County Schools (town): math 30% / reading 43% proficiency, ranked #11 of 55 in WV (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Rivesville Elementary/Middle School (math 27% / reading 42%, grade F, #148 of 377 statewide, top 49%, 332 students, 0% FRL); East Fairmont High School (math 27% / reading 52%, grade F, #21 of 110 statewide, top 26%, 689 students, 0% FRL) — zoned schools average 0% FRL vs 46% district-wide (46 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 151 active listings in the ZIP; 3 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $276 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $39,900

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. Built in 1908 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.20% ✓
• Cap rate: 18.87%
• Cash-on-cash: 44.93%
• DSCR: 3.00
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $110,592
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1501 Rose Ln	0.67mi	2/1.0	702 (-9%)	11mo	$101,000	$144	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 42.0%
• Equity multiple: 2.81×
• Total profit: $20,188
• Equity at exit: $5,949

10-year hold

• IRR: 48.2%
• Equity multiple: 5.65×
• Total profit: $51,938
• Equity at exit: $3,450

Cash invested: $11,172 (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 26554

• Home prices YoY: -11.3%
• Active inventory: 151
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $879 medium
• Mortgage (P&I): −$209
• Tax est. 1.5%: −$50 /mo · $598/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $418

Break-even live

Break-even rent $349

Max offer price $39,900

Occupancy floor 47%

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-19
   days on market $39,900 Active 3 DOM
2. 2026-06-18
   days on market $39,900 Active 2 DOM
3. 2026-06-17
   remarks 446-char remark
4. 2026-06-17
   listed $39,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $10,542
• − Mortgage interest: −$2,235
• − Property taxes: −$598
• − Insurance: −$200
• − Repairs & maintenance: −$843
• − Management: −$843
• − Depreciation: −$1,161
• Taxable income: $4,662
• Est. tax owed @ 24.0%: −$1,119
• After-tax cash flow: $3,901/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 · 11 photos

Poor 20/100 Extensive rehab

This single-family home requires extensive renovations to bring it up to modern standards and improve its resale and rental value.

Repairs flagged

• Major rotting deck — structural damage
• Major damaged siding — visible wear
• Major dated cabinets — poor condition
• Major worn countertops — poor condition
• Major outdated appliances — poor functionality
• Major dated fixtures — poor condition
• Major worn carpet — poor condition
• Major subpar flooring — poor condition
• Major dated paint — poor condition
• Major peeling walls — poor condition
• Major old windows — poor condition
• Major structural issues — visible wear

Value-add opportunities

• Both new deck and siding — enhances curb appeal and functionality
• Both new cabinets and countertops — improves kitchen functionality and aesthetics
• Both new appliances — enhances kitchen functionality and aesthetics
• Both new flooring — improves living spaces and aesthetics
• Both new paint and repairs — enhances interior aesthetics and functionality
• Both new windows — improves energy efficiency and aesthetics
• Both HVAC system upgrade — enhances comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
rotting deck · structural damage	Major	$15,000–50,000
damaged siding · visible wear	Major	$15,000–50,000
dated cabinets · poor condition	Major	$15,000–50,000
worn countertops · poor condition	Major	$15,000–50,000
outdated appliances · poor functionality	Major	$15,000–50,000
dated fixtures · poor condition	Major	$15,000–50,000
worn carpet · poor condition	Major	$15,000–50,000
subpar flooring · poor condition	Major	$15,000–50,000
dated paint · poor condition	Major	$15,000–50,000
peeling walls · poor condition	Major	$15,000–50,000
old windows · poor condition	Major	$15,000–50,000
structural issues · visible wear	Major	$15,000–50,000
Total estimated repair cost · 12 items		$180,000–600,000

Value-add ROI direction

• Both new deck and siding — enhances curb appeal and functionality ↑
• Both new cabinets and countertops — improves kitchen functionality and aesthetics ↑
• Both new appliances — enhances kitchen functionality and aesthetics ↑
• Both new flooring — improves living spaces and aesthetics ↑
• Both new paint and repairs — enhances interior aesthetics and functionality ↑
• Both new windows — improves energy efficiency and aesthetics ↑
• Both HVAC system upgrade — enhances comfort and energy efficiency ↑

ⓘ 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: Marion County Schools
• NCES district ID: 5400720
• Math proficiency: 30% ▼ -14.00%
• Reading proficiency: 43% ▼ -8.00%
• Median HH income: $42,195
• Composite: 30.8/100
• National rank: #6145
• State rank: #11 of 55 in WV

Livability — White Hall

• Score: 64/100
• State rank: #134
• US rank: #13753

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: White Hall, WV
• Population (ZIP): 42,116

Population outlook (Marion County) Hauer SSP2

• Today (2025): 56,923 people
• By 2030: 56,850 · -0.1%
• By 2040: 56,469 · -0.8%
• By 2050: 56,027 · -1.6%
• By 2075: 55,509 · -2.5%
• By 2100: 51,082 · -10.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Black 3% Hispanic / Latino 2%
• Common ancestry: Romanian 3% Slovak 2% Iranian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Marion

• 2024 margin: Solid R (+31.2) · D 33.2% · R 64.5% · Other 2.3%
• 2008→2024 swing: -31.7pp toward R · 2008: 0.5pp · 2024: -31.2pp
• All cycles: 2024: R+31.2 2020: R+28.7 2016: R+33.5 2012: R+14.4 2008: D+0.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -30.86%
• Current HPI: 240.9967
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-16 Listed $39,900 NCWVREIN