3643 Pocahontas Hwy · Marlinton, WV 24954

$90,000

2 bd · 1.0 ba · 979 sqft · SingleFamily public records · 184 Days on market

Built 1972

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Why this score? — see what drove the C 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 +18.1/30.0
• Appreciation +8.5/10.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +4.9/10.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Marlinton/ Frost. .. 3 Bedroom 1 Bath Get-a- Way Camp Bordering National Forest. .. Across Road from Knapp Creek. .. Near the Green Bank Observatory.

Key facts

• Built 1972
• Listed 184 days

Property features AI

Exterior

• Utilities: Well water; Propane utilities
• Home design: Residential property
• Construction: Block construction; Block foundation; Built area approximately 979
• Exterior features: Shingle roof; Property has a view

Interior

• Flooring: Carpet; Vinyl; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Electric heating; Radiant heating; No central cooling
• Interior features: Carpet, vinyl, and laminate flooring; Five total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $13 ($159/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $89k (1.3% below list).
• Recommended offer: $79k (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 $7k of equity ($622 loan paydown + $6k 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 184 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $30k; list at $90k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 184 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 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.99% ✗
• Cap rate: 7.36%
• Cash-on-cash: 3.79%
• DSCR: 1.17
• GRM: 8.4

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: 18.5%
• Equity multiple: 2.30×
• Total profit: $32,829
• Equity at exit: $62,905

10-year hold

• IRR: 17.6%
• Equity multiple: 4.76×
• Total profit: $94,854
• Equity at exit: $119,982

Cash invested: $25,200 (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: 8.4×

Monthly cashflow live

• Estimated rent: $888 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $13

Break-even live

Break-even rent $871

Max offer price $90,000

Occupancy floor 94%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-09
   days on market $90,000 Active 184 DOM
2. 2026-06-08
   days on market $90,000 Active 183 DOM
3. 2026-06-08
   days on market $90,000 Active 182 DOM
4. 2026-06-07
   days on market $90,000 Active 181 DOM
5. 2026-06-04
   days on market $90,000 Active 179 DOM
6. 2026-06-03
   days on market $90,000 Active 178 DOM
7. 2026-06-02
   days on market $90,000 Active 177 DOM
8. 2026-06-01
   days on market $90,000 Active 176 DOM
9. 2026-05-31
   days on market $90,000 Active 175 DOM
10. 2026-03-16
    status Active
11. 2025-12-16
    status Pending
12. 2025-09-08
    listed $90,000 Active
13. 2001-05-18
    soldstatus $30,000

ⓘ 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 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 8 d/yr ≥85°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: $10,658
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$1,248
• − Repairs & maintenance: −$853
• − Management: −$853
• − Depreciation: −$2,618
• Taxable loss: −$1,304
• Est. tax savings @ 24.0%: +$313
• After-tax cash flow: $472/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

• 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

+200.0% since first listed

4 events — show timeline

• 2026-03-16 Relisted — GVBOR
• 2025-12-16 Pending — GVBOR
• 2025-09-08 Listed $90,000 GVBOR
• 2001-05-18 Sold (Public Records) $30,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $161 · +9.0% YoY. Source: county tax records.