8124 Thorn Creek Rd · Franklin, WV 26815

$115,000

3 bd · 1.0 ba · 1,684 sqft · SingleFamily public records · 32 Days on market

Built 1915 0.29 ac lot

---

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 +26.1/30.0
• DSCR +8.8/10.0
• Appreciation +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Nestled in the scenic mountains of Sugar Grove, this 4-bedroom, 2-bath home offers the perfect blend of country living and practical functionality. The property features multiple outbuildings, providing ample space for equipment storage, workshops, hobbies, or agricultural use. A small garden is already established and growing, offering a great start for anyone who enjoys gardening. Whether you’re looking for a full-time residence or a weekend retreat, this property offers plenty of flexibility. Enjoy the peace and privacy of rural West Virginia while still having all the essentials for comfortable living.

Key facts

• Rural west virginia
• Scenic mountains
• Equipment storage

Tags

• SCENIC MOUNTAINS
• MULTIPLE OUTBUILDINGS
• EQUIPMENT STORAGE
• SMALL GARDEN
• RURAL WEST VIRGINIA

Property features AI

Exterior

• Parking: Driveway
• Utilities: Spring water source; On-site septic system
• Home design: Detached property; Above-grade finished living area reported by assessor
• Construction: Aluminum siding; Crawl space foundation; Above-grade and below-grade structures noted; Year built recorded by assessor
• Exterior features: Located outside city limits in a rural setting; No tidal water on the property

Interior

• Bedrooms: Four bedrooms on the main level
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Propane (owned) heat; Wood-burning heat; Electric hot water; Other cooling system
• Interior features: No basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $163 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 1.5% in Franklin — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#67 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime B+; Watch: amenities F, commute F.
• Pendleton County Schools (rural): math 33% / reading 45% proficiency, ranked #8 of 55 in WV (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Franklin Elementary School (math 27% / reading 42%, grade F, #148 of 377 statewide, top 49%, 276 students, 0% FRL); Pendleton County Middle/High School (math 32% / reading 47%, grade F, #21 of 110 statewide, top 26%, 388 students, 0% FRL) — zoned schools average 0% FRL vs 47% district-wide (47 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 14 active listings in the ZIP; 38 units permitted in Pendleton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($795 loan paydown + $6k appreciation (5.6% local appreciation)).
• Pendleton County population projected at -42% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.6% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo; built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.07% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.74%
• DSCR: 1.48
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.4%
• Equity multiple: 2.26×
• Total profit: $40,687
• Equity at exit: $69,194

10-year hold

• IRR: 19.0%
• Equity multiple: 4.49×
• Total profit: $112,454
• Equity at exit: $122,887

Cash invested: $32,200 (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 26815

• Home prices YoY: 3.3%
• Active inventory: 14
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,227 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$30 /mo · $360/yr
• Insurance: −$48
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $163

Break-even live

Break-even rent $1,021

Max offer price $115,000

Occupancy floor 82%

Sensitivity live

Price	-10% $228	-5% $195	+0% $163	+5% $130	+10% $98
Rent	-10% $66	-5% $114	+0% $163	+5% $211	+10% $260
Rate	-1.0pp $221	-0.5pp $192	base $163	+0.5pp $133	+1.0pp $103

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $115,000 Active 32 DOM
2. 2026-06-18
   days on market $115,000 Active 30 DOM
3. 2026-06-17
   days on market $115,000 Active 29 DOM
4. 2026-06-16
   days on market $115,000 Active 28 DOM
5. 2026-06-15
   days on market $115,000 Active 27 DOM
6. 2026-06-15
   days on market $115,000 Active 26 DOM
7. 2026-06-13
   days on market $115,000 Active 25 DOM
8. 2026-06-12
   days on market $115,000 Active 24 DOM
9. 2026-06-09
   days on market $115,000 Active 21 DOM
10. 2026-06-08
    days on market $115,000 Active 20 DOM
11. 2026-06-08
    days on market $115,000 Active 19 DOM
12. 2026-06-07
    days on market $115,000 Active 18 DOM
13. 2026-06-04
    days on market $115,000 Active 16 DOM
14. 2026-06-03
    days on market $115,000 Active 15 DOM
15. 2026-06-02
    days on market $115,000 Active 14 DOM
16. 2026-06-01
    days on market $115,000 Active 13 DOM
17. 2026-05-31
    days on market $115,000 Active 12 DOM
18. 2026-05-19
    listed $125,000 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: $360 · $30/mo
• Projected year-2 tax: $678 · $57/mo
• Expected delta: +$318/yr (+$27/mo · 88.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone A · 97% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 8 d/yr ≥92°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: $14,720
• − Mortgage interest: −$6,442
• − Property taxes: −$360
• − Insurance: −$2,078
• − Repairs & maintenance: −$1,178
• − Management: −$1,178
• − Depreciation: −$3,345
• Taxable income: $140
• Est. tax owed @ 24.0%: −$34
• After-tax cash flow: $1,921/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: Pendleton County Schools
• NCES district ID: 5401080
• Math proficiency: 33% ▼ -5.00%
• Reading proficiency: 45% ▬ 0.00%
• Median HH income: $36,262
• Composite: 32.31/100
• National rank: #5749
• State rank: #8 of 55 in WV

Livability — Franklin

• Score: 69/100
• State rank: #67
• US rank: #8230

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 553

Population outlook (Pendleton County) Hauer SSP2

• Today (2025): 6,110 people
• By 2030: 5,557 · -9.1%
• By 2040: 4,486 · -26.6%
• By 2050: 3,557 · -41.8%
• By 2075: 2,156 · -64.7%
• By 2100: 1,424 · -76.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Iranian 7% Lithuanian 1% Italian 1%
• Languages at home: 96% English-only · German/W. Germanic 4%

Political lean MEDSL · Pendleton

• 2024 margin: Solid R (+58.6) · D 19.9% · R 78.5% · Other 1.7%
• 2008→2024 swing: -37.2pp toward R · 2008: -21.4pp · 2024: -58.6pp
• All cycles: 2024: R+58.6 2020: R+53.6 2016: R+51.8 2012: R+31.6 2008: R+21.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.57%
• Current HPI: 176.1731
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-19 Listed $125,000 BRIGHT MLS

Property tax history

+3.1%/yr

Latest (2025): $360 · +2.8% YoY. Source: county tax records.