241 Robinson · Littleton, WV 26581

$35,000

3 bd · 1.5 ba · 1,400 sqft · Manufactured · 111 Days on market

Built 1984 ↓ 45% 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 +6.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Well maintained three bedroom two bath double wide home with a 20 x 8 front covered porch, 31 x 8 back covered porch. 325 sf block building with electric used for storage. Inside pictures will be coming soon

Key facts

• Built 1984
• Listed 111 days

Property features AI

Exterior

• Parking: Gravel parking
• Home design: Manufactured home; Single-story
• Construction: Vinyl siding; Shingle roof
• Exterior features: Porch

Interior

• Kitchen: Range; Refrigerator
• Flooring: Carpet
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air; Ceiling fan(s)
• Interior features: Walk-in closet(s)
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $35k.

Deal economics

• At list price, monthly cash flow is $645 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $32k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#147 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing B; Watch: health & safety C-, amenities F, commute F.
• Wetzel County Schools (town): math 25% / reading 33% proficiency, ranked #36 of 55 in WV (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 3 active listings in the ZIP.

Forward outlook

• In year one you build about $1k of equity ($242 loan paydown + $1k appreciation (3.2% local appreciation)).
• Wetzel County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.2% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($32k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $13k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $31,850 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 3.31% ✓
• Cap rate: 30.68%
• Cash-on-cash: 87.08%
• DSCR: 4.87
• GRM: 2.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 83.6%
• Equity multiple: 5.66×
• Total profit: $45,685
• Equity at exit: $16,134

10-year hold

• IRR: 83.0%
• Equity multiple: 11.68×
• Total profit: $104,684
• Equity at exit: $25,178

Cash invested: $9,800 (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 26581

• Home prices YoY: 2.5%
• Active inventory: 3
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,158 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$6 /mo · $71/yr
• Insurance: −$15
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $645

Break-even live

Break-even rent $342

Max offer price $35,000

Occupancy floor 39%

Sensitivity live

Price	-10% $665	-5% $655	+0% $645	+5% $595	+10% $583
Rent	-10% $553	-5% $599	+0% $645	+5% $690	+10% $736
Rate	-1.0pp $662	-0.5pp $654	base $645	+0.5pp $636	+1.0pp $626

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $35,000 Active 111 DOM
2. 2026-06-18
   days on market $35,000 Active 109 DOM
3. 2026-06-17
   days on market $35,000 Active 108 DOM
4. 2026-06-16
   days on market $35,000 Active 107 DOM
5. 2026-06-15
   days on market $35,000 Active 106 DOM
6. 2026-06-15
   days on market $35,000 Active 105 DOM
7. 2026-06-13
   days on market $35,000 Active 104 DOM
8. 2026-06-12
   days on market $35,000 Active 103 DOM
9. 2026-06-09
   days on market $35,000 Active 100 DOM
10. 2026-06-08
    days on market $35,000 Active 99 DOM
11. 2026-06-08
    days on market $35,000 Active 98 DOM
12. 2026-06-07
    days on market $35,000 Active 97 DOM
13. 2026-06-04
    days on market $35,000 Active 95 DOM
14. 2026-06-03
    days on market $35,000 Active 94 DOM
15. 2026-06-02
    days on market $35,000 Active 93 DOM
16. 2026-06-01
    days on market $35,000 Active 92 DOM
17. 2026-05-31
    days on market $35,000 Active 91 DOM
18. 2026-04-27
    price $44,000
19. 2026-03-01
    listed $48,000 Active
20. 2025-10-10
    soldstatus $74,950 Closed 207-char remark

    Show marketing remark (207 chars)

    Well maintained three bedroom two bath double wide home with a 20 x 8 front covered porch, 31 x 8 back covered porch. 325 sf block building with electric used for storage. Inside pictures will be coming soon

21. 2025-10-10
    soldstatus $74,950

    Show marketing remark (207 chars)

    Well maintained three bedroom two bath double wide home with a 20 x 8 front covered porch, 31 x 8 back covered porch. 325 sf block building with electric used for storage. Inside pictures will be coming soon

22. 2025-09-11
    status Pending 207-char remark

    Show marketing remark (207 chars)

    Well maintained three bedroom two bath double wide home with a 20 x 8 front covered porch, 31 x 8 back covered porch. 325 sf block building with electric used for storage. Inside pictures will be coming soon

23. 2025-09-02
    listed $79,900 Active 207-char remark

    Show marketing remark (207 chars)

    Well maintained three bedroom two bath double wide home with a 20 x 8 front covered porch, 31 x 8 back covered porch. 325 sf block building with electric used for storage. Inside pictures will be coming soon

ⓘ 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: $71 · $6/mo
• Projected year-2 tax: $206 · $17/mo
• Expected delta: +$136/yr (+$11/mo · 192.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 60% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 18 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: $13,901
• − Mortgage interest: −$1,961
• − Property taxes: −$71
• − Insurance: −$972
• − Repairs & maintenance: −$1,112
• − Management: −$1,112
• − Depreciation: −$1,018
• Taxable income: $7,655
• Est. tax owed @ 24.0%: −$1,837
• After-tax cash flow: $5,899/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: Wetzel County Schools
• NCES district ID: 5401560
• Math proficiency: 25% ▼ -11.00%
• Reading proficiency: 33% ▼ -8.00%
• Median HH income: $38,296
• Composite: 24.22/100
• National rank: #7726
• State rank: #36 of 55 in WV

Livability — Littleton

• Score: 64/100
• State rank: #147
• US rank: #14494

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 909

Population outlook (Wetzel County) Hauer SSP2

• Today (2025): 14,127 people
• By 2030: 13,248 · -6.2%
• By 2040: 11,611 · -17.8%
• By 2050: 10,193 · -27.8%
• By 2075: 7,753 · -45.1%
• By 2100: 5,922 · -58.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Slovak 2% Iranian 1%

Political lean MEDSL · Wetzel

• 2024 margin: Solid R (+55.5) · D 21.0% · R 76.5% · Other 2.5%
• 2008→2024 swing: -49.3pp toward R · 2008: -6.2pp · 2024: -55.5pp
• All cycles: 2024: R+55.5 2020: R+51.8 2016: R+50.3 2012: R+21.6 2008: R+6.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.20%
• Current HPI: 130.6817
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-44.9% since first listed

6 events — show timeline

• 2026-04-27 Price Changed $44,000 WBOR
• 2026-03-01 Listed $48,000 WBOR
• 2025-10-10 Sold (Public Records) $74,950 Public Records
• 2025-10-10 Sold (MLS) $74,950 WBOR
• 2025-09-11 Pending — WBOR
• 2025-09-02 Listed $79,900 WBOR

Property tax history

+12.2%/yr

Latest (2025): $71 · +48.4% YoY. Source: county tax records.