10633 Poplar Gap Rd · Glen Fork, WV 25913

$34,900

3 bd · 2.0 ba · 1,568 sqft · SingleFamily · 31 Days on market

Built 2003 Poor condition 1.23 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Livability +2.1/5.0
• Condition / age +1.0/5.0

Listing remarks

Spacious 3-bedroom, 2-full-bath home situated on a secluded, private lot with beautiful views of the West Virginia mountains. This property offers privacy, space, and a peaceful setting surrounded by nature.

Key facts

• Private lot
• Surrounded by nature
• Secluded lot

Tags

• SECLUDED LOT
• PRIVATE LOT
• BEAUTIFUL VIEWS
• PEACEFUL SETTING
• SURROUNDED BY NATURE

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Septic sewer
• Home design: Residential property; Double wide mobile home
• Construction: Vinyl siding
• Exterior features: Asphalt roof; Has view; Lot is level to rolling with secluded areas

Interior

• Kitchen: No appliances included
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Has cooling (type: Other); Has heating (type: Other)
• Interior features: Eat-in kitchen; 6 total rooms; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $35k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $659 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $34k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 41/100 on livability (#370 in WV) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Wyoming County Schools (rural): math 20% / reading 38% proficiency, ranked #37 of 55 in WV (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Glen Fork Elementary & Middle School (math 42% / reading 57%, grade D, #49 of 377 statewide, top 16%, 165 students, 0% FRL); Westside High School (math 8% / reading 32%, grade F, #101 of 110 statewide, top 94%, 585 students, 0% FRL) — zoned schools average 0% FRL vs 54% district-wide (54 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 1 active listings in the ZIP.

Forward outlook

• In year one you build about $1k of equity ($241 loan paydown + $1k appreciation (3.0% local appreciation)).
• Wyoming County population projected at -34% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($34k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $33,853 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 3.26% ✓
• Cap rate: 28.94%
• Cash-on-cash: 80.90%
• DSCR: 4.60
• GRM: 2.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 85.3%
• Equity multiple: 5.73×
• Total profit: $46,180
• Equity at exit: $15,693

10-year hold

• IRR: 84.9%
• Equity multiple: 11.81×
• Total profit: $105,622
• Equity at exit: $24,184

Cash invested: $9,772 (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 25913

• Active inventory: 1
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,139 medium
• Mortgage (P&I): −$183
• Tax est. 1.5%: −$44 /mo · $524/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $659

Break-even live

Break-even rent $305

Max offer price $34,900

Occupancy floor 37%

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: $8,725
• Closing costs: $1,047
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $34,900 Active 31 DOM
2. 2026-06-17
   pricedays on market $34,900 Active 30 DOM
3. 2026-06-16
   days on market $44,900 Active 29 DOM
4. 2026-06-15
   days on market $44,900 Active 28 DOM
5. 2026-06-15
   days on market $44,900 Active 27 DOM
6. 2026-06-13
   days on market $44,900 Active 26 DOM
7. 2026-06-12
   days on market $44,900 Active 25 DOM
8. 2026-06-09
   days on market $44,900 Active 22 DOM
9. 2026-06-08
   days on market $44,900 Active 21 DOM
10. 2026-06-08
    days on market $44,900 Active 20 DOM
11. 2026-06-07
    days on market $44,900 Active 19 DOM
12. 2026-06-04
    days on market $44,900 Active 17 DOM
13. 2026-06-03
    days on market $44,900 Active 16 DOM
14. 2026-06-02
    days on market $44,900 Active 15 DOM
15. 2026-06-01
    days on market $44,900 Active 14 DOM
16. 2026-05-31
    days on market $44,900 Active 13 DOM
17. 2026-05-18
    listed $44,900 Active

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% 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: $13,671
• − Mortgage interest: −$1,955
• − Property taxes: −$524
• − Insurance: −$174
• − Repairs & maintenance: −$1,094
• − Management: −$1,094
• − Depreciation: −$1,015
• Taxable income: $7,815
• Est. tax owed @ 24.0%: −$1,876
• After-tax cash flow: $6,030/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.

Condition & rehab AI · 13 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance, including roof, exterior siding, interior walls, and flooring. The overall condition is poor, and the property is in need of significant work to become move-in ready.

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible damage and potential leaks.
• Major exterior siding — The exterior siding appears to be peeling and missing in some areas, indicating potential structural issues.
• Major interior walls — The interior walls appear to be in poor condition, with visible damage and potential structural issues.
• Major flooring — The flooring in the interior appears to be old and worn, with visible damage and potential structural issues.

Value-add opportunities

• Resale paint and siding repairs — Repainting the exterior and repairing the siding will improve the curb appeal and make the property more attractive to potential buyers.
• Resale roof repair — Repairing the roof will address a major issue and prevent further damage, making the property more attractive to potential buyers.
• Resale flooring and interior wall repairs — Repairing the flooring and interior walls will improve the overall condition of the property and make it more attractive to potential buyers.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The roof appears to be in poor condition, with visible damage and potential leaks.	Major	$15,000–50,000
exterior siding · The exterior siding appears to be peeling and missing in some areas, indicating potential structural issues.	Major	$15,000–50,000
interior walls · The interior walls appear to be in poor condition, with visible damage and potential structural issues.	Major	$15,000–50,000
flooring · The flooring in the interior appears to be old and worn, with visible damage and potential structural issues.	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale paint and siding repairs — Repainting the exterior and repairing the siding will improve the curb appeal and make the property more attractive to potential buyers. ↑
• Resale roof repair — Repairing the roof will address a major issue and prevent further damage, making the property more attractive to potential buyers. ↑
• Resale flooring and interior wall repairs — Repairing the flooring and interior walls will improve the overall condition of the property and make it more attractive to potential buyers. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Wyoming County Schools
• NCES district ID: 5401650
• Math proficiency: 20% ▼ -11.00%
• Reading proficiency: 38% ▼ -8.00%
• Median HH income: $35,763
• Composite: 23.94/100
• National rank: #7783
• State rank: #37 of 55 in WV

Livability — Glen Fork

• Score: 41/100
• State rank: #370
• US rank: #27120

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 132

Population outlook (Wyoming County) Hauer SSP2

• Today (2025): 19,301 people
• By 2030: 17,775 · -7.9%
• By 2040: 14,923 · -22.7%
• By 2050: 12,703 · -34.2%
• By 2075: 8,812 · -54.3%
• By 2100: 6,146 · -68.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Slovak 9%

Political lean MEDSL · Wyoming

• 2024 margin: Solid R (+73.0) · D 12.9% · R 86.0% · Other 1.1%
• 2008→2024 swing: -48.0pp toward R · 2008: -25.1pp · 2024: -73.0pp
• All cycles: 2024: R+73.0 2020: R+72.1 2016: R+70.0 2012: R+55.7 2008: R+25.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-18 Listed $44,900 BBOR