360 Oak · Burnsville, WV 26335

$63,500

2 bd · 1.0 ba · 896 sqft · SingleFamily public records · 298 Days on market

Built 1900 ↓ 9% 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
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• Appreciation +4.7/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

This house is ready for its next adventure with its new owner! This 2 bedroom, 1 bath house would be great as a main residence or a project! With great neighborhood views, this house is conveniently located near town and I-79! There is plenty of storage in the cellar house and the storage shed just steps away from the main house. The nice sized bedrooms are located just off the living room, making this single story home a great option for anyone looking for a simple layout! Call today to see this home

Key facts

• Plenty of storage
• Single story home
• Neighborhood views

Tags

• NEIGHBORHOOD VIEWS
• PLENTY OF STORAGE
• SINGLE STORY HOME

Property features AI

Exterior

• Parking: Off-street parking; On-street parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-family detached home; One story
• Construction: Frame construction with vinyl siding; Shingle roof; Crawl space foundation; Built as a residential single family residence
• Exterior features: Porch; Level lot

Interior

• Kitchen: Refrigerator; Range
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Space heater for heating; Ceiling fan(s) for cooling
• Interior features: Refrigerator; Range; Vinyl flooring; Smoke detector(s)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $64k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($860 rent vs $64k).
• Recommended offer: $56k (12.0% 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-, amenities F, commute 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.
• Zoned schools: Burnsville Elementary School (math 5% / reading 15%, grade F, #376 of 377 statewide, top 100%, 121 students, 0% FRL); Braxton County Middle School (math 9% / reading 30%, grade F, #106 of 109 statewide, top 97%, 383 students, 0% FRL); Braxton County High School (math 17% / reading 52%, grade F, #42 of 110 statewide, top 47%, 503 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: 3 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 $92 of equity ($439 loan paydown + $-347 appreciation (-0.6% 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 (-0.6% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 298 days — a 12% lower offer ($56k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $55,880 (12.0% below list)

Questions for the listing agent

1. It's been on market 298 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: 1.35% ✓
• Cap rate: 11.60%
• Cash-on-cash: 18.97%
• DSCR: 1.84
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.55% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.4%
• Equity multiple: 1.81×
• Total profit: $14,416
• Equity at exit: $16,723

10-year hold

• IRR: 22.4%
• Equity multiple: 3.37×
• Total profit: $42,105
• Equity at exit: $18,779

Cash invested: $17,780 (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 26335

• Home prices YoY: -0.4%
• Active inventory: 3
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $860 medium
• Mortgage (P&I): −$333
• Tax from tax record: −$39 /mo · $465/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $281

Break-even live

Break-even rent $504

Max offer price $63,500

Occupancy floor 62%

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: $15,875
• Closing costs: $1,905
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $63,500 Active 298 DOM
2. 2026-06-17
   days on market $63,500 Active 297 DOM
3. 2026-06-16
   days on market $63,500 Active 296 DOM
4. 2026-06-15
   days on market $63,500 Active 295 DOM
5. 2026-06-15
   days on market $63,500 Active 294 DOM
6. 2026-06-13
   days on market $63,500 Active 293 DOM
7. 2026-06-12
   days on market $63,500 Active 292 DOM
8. 2026-06-09
   days on market $63,500 Active 289 DOM
9. 2026-06-08
   days on market $63,500 Active 288 DOM
10. 2026-06-08
    days on market $63,500 Active 287 DOM
11. 2026-06-07
    days on market $63,500 Active 286 DOM
12. 2026-06-04
    days on market $63,500 Active 284 DOM
13. 2026-06-03
    days on market $63,500 Active 283 DOM
14. 2026-06-02
    days on market $63,500 Active 282 DOM
15. 2026-06-01
    days on market $63,500 Active 281 DOM
16. 2026-05-31
    days on market $63,500 Active 280 DOM
17. 2026-02-23
    price $63,500
18. 2026-01-07
    price $66,990
19. 2025-08-25
    listed $69,990 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: $465 · $39/mo
• Projected year-2 tax: $465 · $39/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,317
• − Mortgage interest: −$3,557
• − Property taxes: −$465
• − Insurance: −$318
• − Repairs & maintenance: −$825
• − Management: −$825
• − Depreciation: −$1,847
• Taxable income: $2,480
• Est. tax owed @ 24.0%: −$595
• After-tax cash flow: $2,777/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: 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

• Census place: Burnsville, WV
• Population (ZIP): 1,123

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 (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Iranian 3% Slovak 2% Romanian 1%
• Foreign-born: 0%

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: ▼ -0.55%
• Current HPI: 151.4784
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-9.3% since first listed

3 events — show timeline

• 2026-02-23 Price Changed $63,500 NCWVREIN
• 2026-01-07 Price Changed $66,990 NCWVREIN
• 2025-08-25 Listed $69,990 NCWVREIN

Property tax history

+2.7%/yr

Latest (2025): $465 · +9.5% YoY. Source: county tax records.