613 Everett Tibbs Rd · Marlinton, WV 24954

$95,000

2 bd · 1.0 ba · 930 sqft · SingleFamily public records · 16 Days on market

Built 1950

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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 +16.0/30.0
• Appreciation +8.5/10.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• 1% rule +4.4/10.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Super Location; Back to the Basics. Steps to the Greenbrier River Trail and a short walk to the Greenbrier River and Stillwell City Park, 2 bedroom, 1 bath cinderblock cabin, built in 1950, ~930 sq. ft. - ready for renovation. Metal roof. Wood burning stove. Well and Septic. 1.4 acres. A cozy environment with plenty of nature. Add a little TLC and create a nice vacation home, vacation AirBB investment property, or a reasonably priced residence.

Key facts

• Well and septic
• 1.4 acres
• Metal roof

Tags

• METAL ROOF
• WOOD BURNING STOVE
• WELL AND SEPTIC
• 1.4 ACRES

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential single-story home; Metal roof; Entry facing not specified
• Construction: Block construction; Block foundation; Built on 1.4-acre lot
• Exterior features: Front porch

Interior

• Kitchen: Refrigerator; Oven
• Flooring: Vinyl flooring; Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Wood stove heating; No central cooling
• Interior features: Laminate countertops; Wood burning stove (fireplace)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $46 ($555/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 (6.4% below list).
• Recommended offer: $89k (6.4% below list) — sets the bar for 1% rule.

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 ($657 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 $27k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $2k; list at $95k implies a 6233% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,957 (6.4% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.94% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.09%
• DSCR: 1.09
• GRM: 8.9

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: 19.6%
• Equity multiple: 2.38×
• Total profit: $36,665
• Equity at exit: $66,400

10-year hold

• IRR: 18.5%
• Equity multiple: 4.92×
• Total profit: $104,345
• Equity at exit: $126,647

Cash invested: $26,600 (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: 8.9×

Monthly cashflow live

• Estimated rent: $890 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $46

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 90%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $95,000 Active 16 DOM
2. 2026-06-17
   days on market $95,000 Active 15 DOM
3. 2026-06-16
   days on market $95,000 Active 14 DOM
4. 2026-06-15
   days on market $95,000 Active 13 DOM
5. 2026-06-15
   days on market $95,000 Active 12 DOM
6. 2026-06-13
   days on market $95,000 Active 11 DOM
7. 2026-06-12
   days on market $95,000 Active 10 DOM
8. 2026-06-09
   days on market $95,000 Active 7 DOM
9. 2026-06-08
   days on market $95,000 Active 6 DOM
10. 2026-06-08
    days on market $95,000 Active 5 DOM
11. 2026-06-07
    days on market $95,000 Active 4 DOM
12. 2026-06-04
    days on market $95,000 Active 2 DOM
13. 2026-06-02
    remarks 448-char remark
14. 2026-06-02
    listed $95,000 Active 1 DOM

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥89°F today · 21 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: $10,675
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$854
• − Management: −$854
• − Depreciation: −$2,764
• Taxable loss: −$1,018
• Est. tax savings @ 24.0%: +$244
• After-tax cash flow: $799/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

+6233.3% since first listed

2 events — show timeline

• 2026-06-01 Listed $95,000 GVBOR
• 1990-06-05 Sold (Public Records) $1,500 Public Records

Property tax history

+4.5%/yr

Latest (2025): $137 · +3.3% YoY. Source: county tax records.