87 Walker Fork Rd · Burnsville, WV 26615

$39,900

3 bd · 1.0 ba · 784 sqft · Other · 28 Days on market

Built 1910 Excellent condition

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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 +5.0/10.0
• Condition / age +5.0/5.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Schools +2.0/10.0

Listing remarks

Newly constructed 2025 hunters & acirc; & euro; & trade; cabin perched atop a residentially zoned wooded 240-foot hill on 17.98 deeded acres in Copen, West Virginia. Prime hunting land with deer, turkey and bear. Through the property & acirc; & euro; & trade; s cleared field at the base of the hill runs Copen Run Stream along with 85 feet of roadside access. To avoid a stream crossing, vehicle access via an easement is available, with a short walk or ATV ride further giving access to the cabin at the top of the hill. Options to build a new road are also available along the property & acirc; & euro; & trade; s other 150 roadside access off Walker Fork Road

Key facts

• Roadside access
• Copen run stream
• Prime hunting land

Tags

• NEWLY CONSTRUCTED CABIN
• PRIME HUNTING LAND
• COPEN RUN STREAM
• ROADSIDE ACCESS
• VEHICLE ACCESS VIA EASEMENT
• OPTIONS TO BUILD NEW ROAD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $40k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $358 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($954 rent vs $40k).
• Recommended offer: $39k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#115 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: health & safety C-, schools F, amenities F.
• Braxton County Schools (rural): math 16% / reading 32% proficiency, ranked #52 of 55 in WV (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 1 active listings in the ZIP; 2 units permitted in Braxton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($276 loan paydown + $1k appreciation (3.0% local appreciation)).
• Braxton County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($39k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $120/mo; built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $39,301 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.39% ✓
• Cap rate: 20.66%
• Cash-on-cash: 51.31%
• DSCR: 3.28
• GRM: 3.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 44.0%
• Equity multiple: 3.48×
• Total profit: $27,668
• Equity at exit: $17,941

10-year hold

• IRR: 43.9%
• Equity multiple: 6.97×
• Total profit: $66,707
• Equity at exit: $27,649

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 26615

• Active inventory: 1
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $954 medium
• Mortgage (P&I): −$209
• Tax est. 1.5%: −$50 /mo · $598/yr
• Insurance: −$17
• Flood insurance flood zone: −$120 /mo · $1,442/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $358

Break-even live

Break-even rent $501

Max offer price $39,900

Occupancy floor 58%

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 17 events

1. 2026-06-18
   days on market $39,900 Active 28 DOM
2. 2026-06-17
   days on market $39,900 Active 27 DOM
3. 2026-06-16
   days on market $39,900 Active 26 DOM
4. 2026-06-15
   days on market $39,900 Active 25 DOM
5. 2026-06-15
   days on market $39,900 Active 24 DOM
6. 2026-06-13
   days on market $39,900 Active 23 DOM
7. 2026-06-12
   days on market $39,900 Active 22 DOM
8. 2026-06-09
   days on market $39,900 Active 19 DOM
9. 2026-06-08
   days on market $39,900 Active 18 DOM
10. 2026-06-08
    days on market $39,900 Active 17 DOM
11. 2026-06-07
    days on market $39,900 Active 16 DOM
12. 2026-06-04
    days on market $39,900 Active 14 DOM
13. 2026-06-03
    days on market $39,900 Active 13 DOM
14. 2026-06-02
    days on market $39,900 Active 12 DOM
15. 2026-06-01
    days on market $39,900 Active 11 DOM
16. 2026-05-31
    days on market $39,900 Active 10 DOM
17. 2026-05-22
    listed $39,900 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 9/10 Extreme FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate

Taxation est. · year 1

• Rental income: $11,445
• − Mortgage interest: −$2,235
• − Property taxes: −$598
• − Insurance: −$1,642
• − Repairs & maintenance: −$916
• − Management: −$916
• − Depreciation: −$1,161
• Taxable income: $3,978
• Est. tax owed @ 24.0%: −$955
• After-tax cash flow: $3,336/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 · 2 photos

Excellent 100/100 None rehab

This newly constructed cabin is in excellent condition with no visible repairs or maintenance needed. It offers a prime hunting location and is well-maintained, making it an attractive property for both resale and rental.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and could attract more buyers or renters.
• Both Interior updates — Improves the home's aesthetic and could increase its value.
• Both Exterior updates — Enhances the home's curb appeal and could attract more buyers or renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and could attract more buyers or renters. ↑
• Both Interior updates — Improves the home's aesthetic and could increase its value. ↑
• Both Exterior updates — Enhances the home's curb appeal and could attract more buyers or renters. ↑

ⓘ 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: Braxton County Schools
• NCES district ID: 5400120
• Math proficiency: 16% ▼ -10.00%
• Reading proficiency: 32% ▼ -4.00%
• Median HH income: $34,575
• Composite: 19.69/100
• National rank: #8731
• State rank: #52 of 55 in WV

Livability — Burnsville

• Score: 66/100
• State rank: #115
• US rank: #12247

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 128

Population outlook (Braxton County) Hauer SSP2

• Today (2025): 14,043 people
• By 2030: 13,599 · -3.2%
• By 2040: 12,544 · -10.7%
• By 2050: 11,497 · -18.1%
• By 2075: 9,307 · -33.7%
• By 2100: 6,984 · -50.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%

Political lean MEDSL · Braxton

• 2024 margin: Solid R (+51.9) · D 23.2% · R 75.1% · Other 1.7%
• 2008→2024 swing: -53.3pp toward R · 2008: 1.4pp · 2024: -51.9pp
• All cycles: 2024: R+51.9 2020: R+47.0 2016: R+43.5 2012: R+14.9 2008: D+1.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-22 Listed $39,900 FSBO.com