3418 Central Ave · Farmington, WV 26571

$89,000

3 bd · 1.0 ba · 1,400 sqft · SingleFamily public records · 50 Days on market

Built 1908 5,227 sqft lot Est $141k · 37% under

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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 +27.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +7.5/10.0
• 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

Check out this Charming older3 story home, beautiful Oak wood work through out this home, oak stair case railing and molding, and Mantels. this home has a newer roof and hot water tank. The 2nd home has been vacant since 1995.it is not livable.

Key facts

• 5,227 sq ft lot
• Garage
• Built 1908

Property features AI

Finance

• Other: Lot size approximately 0.12 acres; Seven total rooms

Exterior

• Parking: Has garage
• Utilities: Public water service; Public sewer service
• Home design: Detached single-family residence; Two-story
• Construction: Frame construction with wood siding
• Exterior features: Shingle roof; Public water; Public sewer

Interior

• Kitchen: Range; Refrigerator; Dishwasher not listed
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Washer and dryer included; Refrigerator; Range; Concrete basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $275 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $86k (3.0% 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: Blackshere Elementary School (math 22% / reading 22%, grade F, #324 of 377 statewide, top 89%, 333 students, 0% FRL); Mannington Middle School (math 24% / reading 31%, grade F, #70 of 109 statewide, top 65%, 251 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: 5 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 $4k of equity ($615 loan paydown + $3k appreciation (3.7% local appreciation)).
• At projected returns (3.7% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($86k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $86,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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?
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: 1.25% ✓
• Cap rate: 10.00%
• Cash-on-cash: 13.24%
• DSCR: 1.59
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $141,400
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4221 Anderson	0.26mi	3/1.0	1,519 (+8%)	17mo	$154,000	$101	60

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: 21.5%
• Equity multiple: 2.27×
• Total profit: $31,552
• Equity at exit: $43,543

10-year hold

• IRR: 22.0%
• Equity multiple: 4.36×
• Total profit: $83,832
• Equity at exit: $69,984

Cash invested: $24,920 (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: 5
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,112 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$100 /mo · $1,200/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $275

Break-even live

Break-even rent $764

Max offer price $89,000

Occupancy floor 70%

Sensitivity live

Price	-10% $325	-5% $300	+0% $275	+5% $250	+10% $225
Rent	-10% $187	-5% $231	+0% $275	+5% $319	+10% $363
Rate	-1.0pp $320	-0.5pp $298	base $275	+0.5pp $252	+1.0pp $228

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $89,000 Active 50 DOM
2. 2026-06-18
   days on market $89,000 Active 49 DOM
3. 2026-06-17
   days on market $89,000 Active 48 DOM
4. 2026-06-16
   days on market $89,000 Active 47 DOM
5. 2026-06-15
   days on market $89,000 Active 46 DOM
6. 2026-06-14
   days on market $89,000 Active 44 DOM
7. 2026-06-13
   pricedays on market $89,000 Active 43 DOM
8. 2026-06-10
   days on market $95,000 Active 41 DOM
9. 2026-06-09
   days on market $95,000 Active 40 DOM
10. 2026-06-08
    days on market $95,000 Active 39 DOM
11. 2026-06-07
    days on market $95,000 Active 38 DOM
12. 2026-06-02
    days on market $95,000 Active 33 DOM
13. 2026-06-01
    days on market $95,000 Active 32 DOM
14. 2026-05-31
    days on market $95,000 Active 31 DOM
15. 2026-05-30
    days on market $95,000 Active 30 DOM
16. 2026-04-30
    listed $95,000 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: $1,200 · $100/mo
• Projected year-2 tax: $1,200 · $100/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 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 · 20 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: $13,348
• − Mortgage interest: −$4,985
• − Property taxes: −$1,200
• − Insurance: −$445
• − Repairs & maintenance: −$1,068
• − Management: −$1,068
• − Depreciation: −$2,589
• Taxable income: $1,992
• Est. tax owed @ 24.0%: −$478
• After-tax cash flow: $2,821/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

• Census place: Farmington, WV
• 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

1 event — show timeline

• 2026-04-30 Listed $95,000 NCWVREIN

Property tax history

+16.5%/yr

Latest (2025): $1,200 · +6.0% YoY. Source: county tax records.