57 Chatham · Farmington, WV 26571

$36,500

5 bd · 1.0 ba · 1,679 sqft · SingleFamily · 326 Days on market

Built 1905 10,875 sqft lot ↓ 36% 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 +6.8/10.0
• Livability +3.3/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This spacious farmhouse has boundless possibilities and is being sold AS IS. Buyer will need to be a cash offer or renovation loan. A brand new roof was installed by Lowe's in November 2025. A level quarter acre lot hosts this spacious home, which provides plenty of room for off-street parking, a garden, and yard activities. A Fam Dollar store is less than one mile from the property for added convenience and access to essential items without a commute. This is one of those homes that melds country to city living, located just 15 minutes from Fairmont State University and WVU Fairmont Regional Hospital. Schedule your showing today.

Key facts

• Garden
• Country living
• Off street parking

Tags

• LEVEL QUARTER ACRE LOT
• OFF STREET PARKING
• GARDEN
• COUNTRY LIVING
• 15 MINUTES FROM FAIRMONT

Property features AI

Exterior

• Parking: Off-street and on-street parking
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family detached residence; 2 stories
• Construction: Frame construction with vinyl siding; Shingle roof
• Exterior features: Front porch; Level lot

Interior

• Flooring: Tile; Vinyl; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Ceiling fans; Window air conditioning units
• Interior features: Tile, vinyl, and wood flooring; Unfinished basement

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $36k.

Deal economics

• At list price, monthly cash flow is $782 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $36k).
• Recommended offer: $32k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#107 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: health & safety C-, amenities F, commute 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: Fairview Elementary School (math 30% / reading 30%, grade F, #218 of 377 statewide, top 59%, 130 students, 0% FRL); Fairview Middle School (math 37% / reading 57%, grade D+, #6 of 109 statewide, top 6%, 176 students, 0% FRL); North Marion High School (math 27% / reading 47%, grade F, #32 of 110 statewide, top 34%, 738 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: 6 active listings in the ZIP; 3 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($252 loan paydown + $1k appreciation (3.7% local appreciation)).
• At projected returns (3.7% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 326 days — a 12% lower offer ($32k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $32,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 326 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 1905 — 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 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?
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: 3.59% ✓
• Cap rate: 32.01%
• Cash-on-cash: 91.83%
• DSCR: 5.09
• GRM: 2.3

CMA / ARV

• ARV (on-the-fly): $159,505
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24 Trenton St	0.27mi	4/2.0 (-1)	1,800 (+7%)	12mo	$171,000	$95	56

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

Projected returns pro-forma

3.69% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 96.5%
• Equity multiple: 6.44×
• Total profit: $55,587
• Equity at exit: $17,857

10-year hold

• IRR: 95.7%
• Equity multiple: 13.38×
• Total profit: $126,474
• Equity at exit: $28,701

Cash invested: $10,220 (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 26571

• Home prices YoY: 2.7%
• Active inventory: 6
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,309 medium
• Mortgage (P&I): −$191
• Tax est. 1.5%: −$46 /mo · $548/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $782

Break-even live

Break-even rent $319

Max offer price $36,500

Occupancy floor 35%

Sensitivity live

Price	-10% $807	-5% $795	+0% $782	+5% $769	+10% $757
Rent	-10% $679	-5% $730	+0% $782	+5% $834	+10% $886
Rate	-1.0pp $800	-0.5pp $791	base $782	+0.5pp $773	+1.0pp $763

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: $9,125
• Closing costs: $1,095
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-21
   days on market $36,500 Active 326 DOM
2. 2026-06-19
   days on market $36,500 Active 324 DOM
3. 2026-06-18
   days on market $36,500 Active 323 DOM
4. 2026-06-17
   days on market $36,500 Active 322 DOM
5. 2026-06-16
   days on market $36,500 Active 321 DOM
6. 2026-06-15
   remarks 638-char remark
7. 2026-06-15
   pricedays on market $36,500 Active 320 DOM
8. 2026-05-04
   price $42,000
9. 2025-07-10
   listed $66,000 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% 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: $15,711
• − Mortgage interest: −$2,045
• − Property taxes: −$548
• − Insurance: −$182
• − Repairs & maintenance: −$1,257
• − Management: −$1,257
• − Depreciation: −$1,062
• Taxable income: $9,361
• Est. tax owed @ 24.0%: −$2,247
• After-tax cash flow: $7,138/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: 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 — Farmington

• Score: 66/100
• State rank: #107
• US rank: #11596

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,520

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 (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Romanian 6% Serbian 2% Italian 2%
• Languages at home: 99% English-only · German/W. Germanic 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: ▲ 3.69%
• Current HPI: 141.3928
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-36.4% since first listed

2 events — show timeline

• 2026-05-04 Price Changed $42,000 NCWVREIN
• 2025-07-10 Listed $66,000 NCWVREIN