20 South Kenny Dr · Wiley Ford, WV 26753

$55,000

3 bd · 2.0 ba · 1,200 sqft · SingleFamily · 161 Days on market

Built 2019 ↓ 8% since listing

---

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 +5.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

Move-in ready 3-bedroom, 2-bath mobile home offering approximately 1,200 square feet of well-maintained living space. Built in 2019, this home features a functional open layout, spacious bedrooms, and modern finishes throughout. The primary suite includes a private bath, while the additional bedrooms provide flexibility for family, guests, or a home office. Located in a desirable area, this property offers comfortable living in a convenient setting. Ideal for owner-occupants or investors seeking a newer, low-maintenance home.

Key facts

• Built 2019
• Listed 160 days

Property features AI

Finance

• Financial info: Land lease (monthly $577); lease years remaining: 0; Annual ground rent listed in income/expense

Exterior

• Parking: On-street parking
• Utilities: Public water; Public septic
• Home design: Manufactured home; Estimated year built
• Construction: Steel siding
• Exterior features: Ground rent exists (land lease); Monthly land lease payment of $577; Above-grade other structures present

Interior

• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Forced air heating (electric); Central air conditioning (electric); Electric hot water
• Interior features: Estimated living area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $519 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.6% vs local median 1.6% in Wiley Ford — 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 62/100 on livability (#192 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, employment F.
• Mineral County Schools (rural): math 26% / reading 34% proficiency, ranked #32 of 55 in WV (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Frankfort Intermediate School (math 35% / reading 25%, grade F, #218 of 377 statewide, top 59%, 285 students, 0% FRL); Frankfort Middle School (math 34% / reading 42%, grade F, #25 of 109 statewide, top 23%, 481 students, 0% FRL); Frankfort High School (math 37% / reading 47%, grade F, #14 of 110 statewide, top 16%, 488 students, 0% FRL) — zoned schools average 0% FRL vs 41% district-wide (41 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 49 active listings in the ZIP; 64 units permitted in Mineral County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $805 of equity ($380 loan paydown + $425 appreciation (0.8% local appreciation)).
• Mineral County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.8% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 161 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Recommended offer $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 2.07% ✓
• Cap rate: 17.62%
• Cash-on-cash: 40.46%
• DSCR: 2.80
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $248,400
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
246 Joy Dr	0.70mi	3/2.0	1,040 (-13%)	4mo	$215,000	$207	42

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

Projected returns pro-forma

0.77% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 42.7%
• Equity multiple: 3.18×
• Total profit: $33,511
• Equity at exit: $18,130

10-year hold

• IRR: 44.8%
• Equity multiple: 6.29×
• Total profit: $81,424
• Equity at exit: $23,601

Cash invested: $15,400 (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 26753

• Home prices YoY: 0.3%
• Active inventory: 49
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,138 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $519

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 49%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $55,000 Active 161 DOM
2. 2026-06-18
   days on market $55,000 Active 160 DOM
3. 2026-06-17
   days on market $55,000 Active 159 DOM
4. 2026-06-16
   days on market $55,000 Active 158 DOM
5. 2026-06-15
   days on market $55,000 Active 157 DOM
6. 2026-06-14
   days on market $55,000 Active 155 DOM
7. 2026-06-12
   days on market $55,000 Active 154 DOM
8. 2026-06-09
   days on market $55,000 Active 151 DOM
9. 2026-06-08
   days on market $55,000 Active 150 DOM
10. 2026-06-07
    days on market $55,000 Active 149 DOM
11. 2026-06-03
    days on market $55,000 Active 145 DOM
12. 2026-06-02
    days on market $55,000 Active 144 DOM
13. 2026-06-01
    days on market $55,000 Active 143 DOM
14. 2026-05-31
    days on market $55,000 Active 142 DOM
15. 2026-05-30
    days on market $55,000 Active 141 DOM
16. 2026-02-19
    price $55,000
17. 2026-01-09
    listed $60,000 Active

ⓘ 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: $13,661
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,093
• − Management: −$1,093
• − Depreciation: −$1,600
• Taxable income: $5,695
• Est. tax owed @ 24.0%: −$1,367
• After-tax cash flow: $4,865/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: Mineral County Schools
• NCES district ID: 5400870
• Math proficiency: 26% ▼ -12.00%
• Reading proficiency: 34% ▼ -7.00%
• Median HH income: $36,161
• Composite: 24.85/100
• National rank: #7590
• State rank: #32 of 55 in WV

Livability — Wiley Ford

• Score: 62/100
• State rank: #192
• US rank: #17247

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 419
• Population (ZIP): 5,858

Population outlook (Mineral County) Hauer SSP2

• Today (2025): 25,357 people
• By 2030: 24,009 · -5.3%
• By 2040: 21,321 · -15.9%
• By 2050: 18,801 · -25.9%
• By 2075: 13,934 · -45.0%
• By 2100: 10,141 · -60.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Slovak 9% Scottish 2% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Mineral

• 2024 margin: Solid R (+60.2) · D 19.2% · R 79.4% · Other 1.4%
• 2008→2024 swing: -26.7pp toward R · 2008: -33.5pp · 2024: -60.2pp
• All cycles: 2024: R+60.2 2020: R+57.3 2016: R+60.8 2012: R+45.0 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.77%
• Current HPI: 231.8437
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-8.3% since first listed

2 events — show timeline

• 2026-02-19 Price Changed $55,000 BRIGHT MLS
• 2026-01-09 Listed $60,000 BRIGHT MLS