3004 Sycamore Run · Glenville, WV 26351

$90,000

4 bd · 2.0 ba · 1,824 sqft · SingleFamily · 83 Days on market

Built 1984 10 ac lot ↓ 32% 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 +9.2/10.0
• ARV discount +7.5/15.0
• Appreciation +5.7/10.0
• Livability +4.1/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

So much potential!! 4 bedroom, 2 bath home on 10 acres - ENDLESS POSSIBILITIES! The home needs some TLC, but could offer the next owner plenty of space for whatever you may need! Lots of shelves off the kitchen offer plenty of pantry/storage space and a wood burning stove in the living room makes the space cozy! This space is perfect for any handy man looking to start their own farm or looking for privacy!

Key facts

• 10 acres
• Space for privacy
• Wood burning stove

Tags

• 10 ACRES
• PLENTY OF PANTRY STORAGE
• WOOD BURNING STOVE
• SPACE FOR PRIVACY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $469 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 82/100 on livability (#7 in WV, #1,135 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, cost of living A+; Watch: amenities D-, employment F.
• Gilmer County Schools (rural): math 25% / reading 39% proficiency, ranked #23 of 55 in WV (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Gilmer County Elementary School (math 22% / reading 27%, grade F, #287 of 377 statewide, top 85%, 343 students, 0% FRL); Gilmer County High School (math 25% / reading 47%, grade F, #39 of 110 statewide, top 36%, 449 students, 0% FRL) — zoned schools average 0% FRL vs 48% district-wide (48 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 5 active listings in the ZIP; 9 units permitted in Gilmer County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($622 loan paydown + $1k appreciation (1.5% local appreciation)).
• Gilmer County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.5% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.

Recommended offer $84,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.42% ✓
• Cap rate: 12.55%
• Cash-on-cash: 22.35%
• DSCR: 1.99
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.47% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.4%
• Equity multiple: 2.33×
• Total profit: $33,614
• Equity at exit: $32,926

10-year hold

• IRR: 27.7%
• Equity multiple: 4.46×
• Total profit: $87,132
• Equity at exit: $45,511

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 26351

• Home prices YoY: 1.0%
• Active inventory: 5
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,275 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$28 /mo · $340/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $469

Break-even live

Break-even rent $681

Max offer price $90,000

Occupancy floor 58%

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 4 events

1. 2026-04-20
   status Pending
2. 2026-02-20
   price $90,000
3. 2026-01-26
   listed $120,000 Active
4. 2022-09-02
   soldstatus $132,500

ⓘ 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: $340 · $28/mo
• Projected year-2 tax: $531 · $44/mo
• Expected delta: +$191/yr (+$16/mo · 56.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% 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: $15,299
• − Mortgage interest: −$5,041
• − Property taxes: −$340
• − Insurance: −$450
• − Repairs & maintenance: −$1,224
• − Management: −$1,224
• − Depreciation: −$2,618
• Taxable income: $4,402
• Est. tax owed @ 24.0%: −$1,056
• After-tax cash flow: $4,576/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: Gilmer County Schools
• NCES district ID: 5400330
• Math proficiency: 25% ▼ -8.00%
• Reading proficiency: 39% ▲ 1.00%
• Median HH income: $35,236
• Composite: 26.4/100
• National rank: #7230
• State rank: #23 of 55 in WV

Livability — Glenville

• Score: 82/100
• State rank: #7
• US rank: #1135

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,635

Population outlook (Gilmer County) Hauer SSP2

• Today (2025): 8,135 people
• By 2030: 8,166 · +0.4%
• By 2040: 7,929 · -2.5%
• By 2050: 7,528 · -7.5%
• By 2075: 7,081 · -13.0%
• By 2100: 6,126 · -24.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 23% Hispanic / Latino 6% Two or more races 3%
• Common ancestry: Scotch-Irish 1% Romanian 1% Lithuanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Gilmer

• 2024 margin: Solid R (+57.0) · D 20.7% · R 77.7% · Other 1.5%
• 2008→2024 swing: -39.5pp toward R · 2008: -17.5pp · 2024: -57.0pp
• All cycles: 2024: R+57.0 2020: R+53.1 2016: R+53.5 2012: R+30.2 2008: R+17.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.47%
• Current HPI: 147.6785
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-32.1% since first listed

4 events — show timeline

• 2026-04-20 Pending — NCWVREIN
• 2026-02-20 Price Changed $90,000 NCWVREIN
• 2026-01-26 Listed $120,000 NCWVREIN
• 2022-09-02 Sold (Public Records) $132,500 Public Records