1143 State St · Gassaway, WV 26624

$135,000

2 bd · 2.0 ba · 2,016 sqft · SingleFamily public records · 9 Days on market

Built 1995

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Why this score? — see what drove the D 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 +12.8/30.0
• ARV discount +7.5/15.0
• Appreciation +5.8/10.0
• DSCR +3.8/10.0
• Livability +3.7/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

Well maintained 3 bedroom/2 bathroom manufactured home in Gassaway, WV on 1.32 acres. Conveniently located 4 minutes from I-79 and right outside the town limits of Gassaway. Tucked away from other homes and provides privacy. The home features two living areas, a walk-in bathtub, a new roof, and a storage building.

Key facts

• Privacy
• 1.32 acres
• Storage building

Tags

• 1.32 ACRES
• TWO LIVING AREAS
• WALK-IN BATHTUB
• NEW ROOF
• STORAGE BUILDING
• PRIVACY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $-13 ($-157/yr) — negative.
• To cash-flow at today's rent, offer at most $133k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $101k (24.8% below list).
• Recommended offer: $101k (24.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#39 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, schools F, amenities 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.
• Market conditions: 7 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 $3k of equity ($933 loan paydown + $2k appreciation (1.6% 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 (1.6% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~9 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $101,456 (24.8% 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. 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.75% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.42%
• DSCR: 0.98
• GRM: 11.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.0%
• Equity multiple: 1.16×
• Total profit: $5,909
• Equity at exit: $50,637

10-year hold

• IRR: 7.0%
• Equity multiple: 1.92×
• Total profit: $34,598
• Equity at exit: $70,963

Cash invested: $37,800 (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 26624

• Home prices YoY: 1.1%
• Active inventory: 7
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,015 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$50 /mo · $605/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $-13

Break-even live

Break-even rent $1,031

Max offer price $132,684

Occupancy floor 96%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-18
   days on market $135,000 Active 9 DOM
2. 2026-06-17
   days on market $135,000 Active 8 DOM
3. 2026-06-16
   days on market $135,000 Active 7 DOM
4. 2026-06-15
   days on market $135,000 Active 6 DOM
5. 2026-06-15
   days on market $135,000 Active 5 DOM
6. 2026-06-13
   days on market $135,000 Active 4 DOM
7. 2026-06-12
   days on market $135,000 Active 3 DOM
8. 2026-06-10
   remarks 315-char remark
9. 2026-06-10
   listed $135,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast WV · Resets to sale price

• Current annual tax: $605 · $50/mo
• Projected year-2 tax: $796 · $66/mo
• Expected delta: +$192/yr (+$16/mo · 31.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,175
• − Mortgage interest: −$7,562
• − Property taxes: −$605
• − Insurance: −$675
• − Repairs & maintenance: −$974
• − Management: −$974
• − Depreciation: −$3,927
• Taxable loss: −$2,543
• Est. tax savings @ 24.0%: +$610
• After-tax cash flow: $453/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 — Gassaway

• Score: 73/100
• State rank: #39
• US rank: #5475

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,169

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 (87%)
• Race & ethnicity: White 87% Two or more races 9% Black 3% Hispanic / Latino 1%
• Common ancestry: Lithuanian 3% Serbian 1% Slovak 1%
• Languages at home: 98% English-only · Spanish 2%

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: ▲ 1.64%
• Current HPI: 157.1925
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-09 Listed $135,000 FSBO.com

Property tax history

+8.4%/yr

Latest (2025): $605 · +7.9% YoY. Source: county tax records.