103 Washington St · Mannington, WV 26582

$95,000

2 bd · 1.0 ba · 1,100 sqft · SingleFamily public records · 44 Days on market

Built 1937 3,087 sqft lot Est $112k · 15% under

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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 +20.9/30.0
• ARV discount +14.4/15.0
• Appreciation +8.4/10.0
• DSCR +6.6/10.0
• 1% rule +5.2/10.0
• Livability +3.5/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Hide your heart! Cause you will fall in love with the 8' long alcove with window seating and storage underneath. You may not be able to enjoy it alone though cause the animals won't leave! This home will make you feel totally welcome with the original hardwood floors and high ceilings with original wood trim. The kitchen has been beautifully updated with solid wood tongue and groove walls and luxury vinyl flooring. The upstairs can be accessed from inside or there's a separate entrance outside. There are 4 BR's up as well as a kitchen and bathroom. The water is currently unhooked but can be restored with some work. There used to be 2 gas meters and there's a separate heat source for each fl

Key facts

• Original wood trim
• 8 long alcove
• Window seating

Tags

• 8 LONG ALCOVE
• WINDOW SEATING
• STORAGE UNDERNEATH
• ORIGINAL HARDWOOD FLOORS
• HIGH CEILINGS
• ORIGINAL WOOD TRIM

Property features AI

Finance

• Other: Property listed by FLOYD REAL ESTATE, INC.
• HOA & community: Community pool

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family detached residence; 2 stories
• Construction: Block and frame construction with vinyl siding; Shingle roof; Year built not provided; Basement: concrete, unfinished
• Exterior features: Front porch; Chain link fencing; Level to sloped lot

Interior

• Kitchen: Range/stove; Refrigerator; Dishwasher not listed
• Bedrooms: Total rooms: 10
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Ceiling fan cooling
• Interior features: Washer and dryer included; Refrigerator; Range/stove; Ceiling fans; Concrete, unfinished basement
• Laundry & utility: Washer; Dryer

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 $-328 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $37k (61.1% below list).
• Meets the 1% rule at list price ($964 rent vs $95k).
• Recommended offer: $37k (61.1% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 69/100 on livability (#75 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, employment D+, amenities F.
• Marion County Schools (town): math 30% / reading 43% proficiency, ranked #11 of 55 in WV (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Blackshere Elementary School (math 22% / reading 22%, grade F, #324 of 377 statewide, top 89%, 333 students, 0% FRL); Mannington Middle School (math 24% / reading 31%, grade F, #70 of 109 statewide, top 65%, 251 students, 0% FRL); North Marion High School (math 27% / reading 47%, grade F, #32 of 110 statewide, top 34%, 738 students, 0% FRL) — zoned schools average 0% FRL vs 46% district-wide (46 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 10 active listings in the ZIP; 3 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($657 loan paydown + $6k appreciation (6.8% local appreciation)).
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1937 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $36,972 (61.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 61% concession, seller financing, or rate buy-down credit?
3. Built in 1937 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.02% ✓
• Cap rate: 7.96%
• Cash-on-cash: 5.95%
• DSCR: 1.26
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $112,200
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
302 Adams St	0.13mi	2/1.5	1,077 (-2%)	9mo	$110,000	$102	81
705 Cemetery St	0.48mi	2/1.0	1,156 (+5%)	10mo	$64,000	$55	61
507 Pyles	0.51mi	3/1.0 (+1)	1,228 (+12%)	6mo	$170,000	$138	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.8% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.0%
• Equity multiple: 1.43×
• Total profit: $11,383
• Equity at exit: $64,609

10-year hold

• IRR: 8.3%
• Equity multiple: 2.86×
• Total profit: $49,440
• Equity at exit: $121,634

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 26582

• Home prices YoY: 3.2%
• Active inventory: 10
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $964 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$92 /mo · $1,105/yr
• Insurance: −$40
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $-328

Break-even live

Break-even rent $1,380

Max offer price $36,972

Occupancy floor —

Sensitivity live

Price	-10% $-275	-5% $-302	+0% $-328	+5% $-355	+10% $-382
Rent	-10% $-405	-5% $-367	+0% $-328	+5% $-290	+10% $-252
Rate	-1.0pp $-281	-0.5pp $-304	base $-328	+0.5pp $-353	+1.0pp $-378

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 18 events

1. 2026-06-21
   days on market $95,000 Active 44 DOM
2. 2026-06-19
   days on market $95,000 Active 42 DOM
3. 2026-06-18
   days on market $95,000 Active 41 DOM
4. 2026-06-17
   days on market $95,000 Active 40 DOM
5. 2026-06-16
   days on market $95,000 Active 39 DOM
6. 2026-06-15
   days on market $95,000 Active 38 DOM
7. 2026-06-14
   days on market $95,000 Active 36 DOM
8. 2026-06-13
   days on market $95,000 Active 35 DOM
9. 2026-06-10
   days on market $95,000 Active 33 DOM
10. 2026-06-09
    days on market $95,000 Active 32 DOM
11. 2026-06-09
    price $95,000 Active 31 DOM
12. 2026-06-08
    days on market $99,900 Active 31 DOM
13. 2026-06-07
    days on market $99,900 Active 30 DOM
14. 2026-06-02
    days on market $99,900 Active 25 DOM
15. 2026-06-01
    days on market $99,900 Active 24 DOM
16. 2026-05-31
    days on market $99,900 Active 23 DOM
17. 2026-05-30
    days on market $99,900 Active 22 DOM
18. 2026-05-08
    listed $99,900 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: $1,105 · $92/mo
• Projected year-2 tax: $1,105 · $92/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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 20 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: $11,571
• − Mortgage interest: −$5,321
• − Property taxes: −$1,105
• − Insurance: −$6,000
• − Repairs & maintenance: −$926
• − Management: −$926
• − Depreciation: −$2,764
• Taxable loss: −$5,470
• Est. tax savings @ 24.0%: +$1,313
• After-tax cash flow: $-2,629/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: Marion County Schools
• NCES district ID: 5400720
• Math proficiency: 30% ▼ -14.00%
• Reading proficiency: 43% ▼ -8.00%
• Median HH income: $42,195
• Composite: 30.8/100
• National rank: #6145
• State rank: #11 of 55 in WV

Livability — Mannington

• Score: 69/100
• State rank: #75
• US rank: #8967

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mannington, WV
• Population (ZIP): 3,929

Population outlook (Marion County) Hauer SSP2

• Today (2025): 56,923 people
• By 2030: 56,850 · -0.1%
• By 2040: 56,469 · -0.8%
• By 2050: 56,027 · -1.6%
• By 2075: 55,509 · -2.5%
• By 2100: 51,082 · -10.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Iranian 4% Romanian 4% Serbian 3%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Marion

• 2024 margin: Solid R (+31.2) · D 33.2% · R 64.5% · Other 2.3%
• 2008→2024 swing: -31.7pp toward R · 2008: 0.5pp · 2024: -31.2pp
• All cycles: 2024: R+31.2 2020: R+28.7 2016: R+33.5 2012: R+14.4 2008: D+0.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.80%
• Current HPI: 221.5249
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-08 Listed $99,900 NCWVREIN

Property tax history

+23.8%/yr

Latest (2025): $1,105 · +4.8% YoY. Source: county tax records.