19552 Seneca Trl · Marlinton, WV 24954

$99,000

6 bd · 1.0 ba · 2,056 sqft · SingleFamily public records · 342 Days on market

Built 1900 ↓ 17% 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 +29.8/30.0
• DSCR +10.0/10.0
• Appreciation +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

In need of a little TLC, this 2 story home offers 6 bedroom, 2 full baths and over 2600 sq. ft. of living area. Located on 1+/- acre, property features a metal roof, includes an outbuilding and has city water and sewer. Plenty of potential and ready for your renovations.

Key facts

• Metal roof
• Outbuilding
• City water

Tags

• METAL ROOF
• OUTBUILDING
• CITY WATER
• CITY SEWER

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property
• Construction: Clapboard siding; Block foundation; Metal roof; Built on a 0.92-acre lot
• Exterior features: Front porch; Rear porch; Has a view

Interior

• Kitchen: Dishwasher; Refrigerator; Oven
• Flooring: Vinyl flooring; Concrete flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Electric heating; No central cooling
• Interior features: Fireplace; 9 total rooms

What this means for you Summary

Snapshot

• This is a 6-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $362 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#208 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: amenities F, commute F, employment F.
• Pocahontas County Schools (rural): math 31% / reading 39% proficiency, ranked #19 of 55 in WV (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Marlinton Elementary School (math 37% / reading 42%, grade F, #108 of 377 statewide, top 33%, 203 students, 0% FRL); Pocahontas County High School (math 22% / reading 42%, grade F, #55 of 110 statewide, top 59%, 278 students, 0% FRL) — zoned schools average 0% FRL vs 53% district-wide (53 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 50 active listings in the ZIP; 2 units permitted in Pocahontas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($684 loan paydown + $7k appreciation (7.1% local appreciation)).
• Pocahontas County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.1% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 342 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 342 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 1900 — 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 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?
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: 1.21% ✓
• Cap rate: 10.68%
• Cash-on-cash: 15.68%
• DSCR: 1.70
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.09% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.5%
• Equity multiple: 3.10×
• Total profit: $58,150
• Equity at exit: $69,196

10-year hold

• IRR: 27.7%
• Equity multiple: 6.47×
• Total profit: $151,615
• Equity at exit: $131,980

Cash invested: $27,720 (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 24954

• Home prices YoY: 2.8%
• Active inventory: 50
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,195 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$21 /mo · $253/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $362

Break-even live

Break-even rent $736

Max offer price $99,000

Occupancy floor 65%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $99,000 Active 342 DOM
2. 2026-06-17
   days on market $99,000 Active 341 DOM
3. 2026-06-16
   days on market $99,000 Active 340 DOM
4. 2026-06-15
   days on market $99,000 Active 339 DOM
5. 2026-06-15
   days on market $99,000 Active 338 DOM
6. 2026-06-13
   days on market $99,000 Active 337 DOM
7. 2026-06-12
   days on market $99,000 Active 336 DOM
8. 2026-06-09
   days on market $99,000 Active 333 DOM
9. 2026-06-08
   days on market $99,000 Active 332 DOM
10. 2026-06-08
    days on market $99,000 Active 331 DOM
11. 2026-06-07
    days on market $99,000 Active 330 DOM
12. 2026-06-04
    days on market $99,000 Active 328 DOM
13. 2026-06-03
    days on market $99,000 Active 327 DOM
14. 2026-06-02
    days on market $99,000 Active 326 DOM
15. 2026-06-01
    days on market $99,000 Active 325 DOM
16. 2026-05-31
    days on market $99,000 Active 324 DOM
17. 2025-09-12
    price $99,000
18. 2025-07-11
    listed $119,000 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: $253 · $21/mo
• Projected year-2 tax: $584 · $49/mo
• Expected delta: +$331/yr (+$28/mo · 131.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥90°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,334
• − Mortgage interest: −$5,546
• − Property taxes: −$253
• − Insurance: −$495
• − Repairs & maintenance: −$1,147
• − Management: −$1,147
• − Depreciation: −$2,880
• Taxable income: $2,868
• Est. tax owed @ 24.0%: −$688
• After-tax cash flow: $3,658/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: Pocahontas County Schools
• NCES district ID: 5401140
• Math proficiency: 31% ▼ -4.00%
• Reading proficiency: 39% ▼ -1.00%
• Median HH income: $35,035
• Composite: 28.89/100
• National rank: #6640
• State rank: #19 of 55 in WV

Livability — Marlinton

• Score: 61/100
• State rank: #208
• US rank: #18353

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marlinton, WV
• Population (ZIP): 2,973

Population outlook (Pocahontas County) Hauer SSP2

• Today (2025): 8,115 people
• By 2030: 7,797 · -3.9%
• By 2040: 7,149 · -11.9%
• By 2050: 6,639 · -18.2%
• By 2075: 6,002 · -26.0%
• By 2100: 5,379 · -33.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Italian 10% Serbian 3% Iranian 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Pocahontas

• 2024 margin: Solid R (+50.3) · D 23.8% · R 74.1% · Other 2.2%
• 2008→2024 swing: -37.6pp toward R · 2008: -12.7pp · 2024: -50.3pp
• All cycles: 2024: R+50.3 2020: R+46.1 2016: R+42.8 2012: R+24.5 2008: R+12.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.09%
• Current HPI: 261.6948
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-16.8% since first listed

2 events — show timeline

• 2025-09-12 Price Changed $99,000 GVBOR
• 2025-07-11 Listed $119,000 GVBOR

Property tax history

+14.1%/yr

Latest (2025): $253 · +6.3% YoY. Source: county tax records.