5993 North Fork Rd · Chapmanville, WV 25508

$60,000

3 bd · 2.0 ba · 1,456 sqft · SingleFamily · 9 Days on market

Poor condition 0.65 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
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.1/10.0
• Condition / age +1.5/5.0

Listing remarks

2005 manufactured home situated on approximately 0.52 acres. This 1,456 sq. ft. home offers 3 bedrooms and 2 full bathrooms with plenty of potential for the right buyer. The property is in need of renovation and repairs, making it an excellent investment opportunity or project for someone looking to customize a home to their liking. Convenient layout, spacious lot, and endless possibilities. Being sold as-is.

Key facts

• 0.65 acre lot
• Listed 8 days

Property features AI

Exterior

• Utilities: Public water
• Home design: Single-family residential; Residential property
• Construction: Vinyl siding
• Exterior features: 0.65-acre lot; Located in Guyan District subdivision

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric forced-air heating
• Interior features: 7 total rooms; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $60k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $82 ($985/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).

Location & tenants

• Location reads 62/100 on livability (#178 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: amenities F, commute F, employment F.
• Logan County Schools (rural): math 18% / reading 32% proficiency, ranked #48 of 55 in WV (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Chapmanville Intermediate School (math 13% / reading 21%, grade F, #363 of 377 statewide, top 97%, 306 students, 0% FRL); Chapmanville Middle School (math 13% / reading 38%, grade F, #75 of 109 statewide, top 73%, 524 students, 0% FRL); Chapmanville Regional High School (math 12% / reading 42%, grade F, #79 of 110 statewide, top 78%, 721 students, 0% FRL) — zoned schools average 0% FRL vs 49% district-wide (49 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 23 active listings in the ZIP; 1 units permitted in Logan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($415 loan paydown + $4k appreciation (6.0% local appreciation)).
• Logan County population projected at -35% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 8→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $60,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.95% ✓
• Cap rate: 16.47%
• Cash-on-cash: 36.33%
• DSCR: 2.62
• GRM: 4.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.04% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.5%
• Equity multiple: 2.37×
• Total profit: $22,979
• Equity at exit: $37,875

10-year hold

• IRR: 19.8%
• Equity multiple: 4.81×
• Total profit: $64,014
• Equity at exit: $68,819

Cash invested: $16,800 (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 25508

• Home prices YoY: 4.0%
• Active inventory: 23
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,169 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $82

Break-even live

Break-even rent $1,065

Max offer price $60,000

Occupancy floor 88%

Sensitivity live

Price	-10% $124	-5% $103	+0% $82	+5% $61	+10% $41
Rent	-10% $-10	-5% $36	+0% $82	+5% $128	+10% $174
Rate	-1.0pp $112	-0.5pp $97	base $82	+0.5pp $67	+1.0pp $51

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-21
   days on market $60,000 Active 9 DOM
2. 2026-06-21
   days on market $60,000 Active 8 DOM
3. 2026-06-18
   days on market $60,000 Active 6 DOM
4. 2026-06-17
   days on market $60,000 Active 5 DOM
5. 2026-06-16
   days on market $60,000 Active 4 DOM
6. 2026-06-15
   days on market $60,000 Active 3 DOM
7. 2026-06-15
   days on market $60,000 Active 2 DOM
8. 2026-06-13
   remarks 412-char remark
9. 2026-06-13
   listed $60,000 Active 1 DOM

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 8 d/yr ≥100°F today · 21 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: $14,025
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$5,418
• − Repairs & maintenance: −$1,122
• − Management: −$1,122
• − Depreciation: −$1,745
• Taxable income: $356
• Est. tax owed @ 24.0%: −$85
• After-tax cash flow: $900/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 · 12 photos

Poor 30/100 Extensive rehab

This 2005 manufactured home requires extensive renovation and repairs, making it an excellent investment opportunity for someone looking to customize a home to their liking.

Repairs flagged

• Major kitchen cabinets — Damaged and unsafe
• Major bathroom tiles — Damaged and unsafe
• Moderate HVAC system — No visible damage but may need cleaning

Value-add opportunities

• Resale Paint interior walls — Fresh paint enhances curb appeal
• Resale Replace kitchen cabinets — New cabinets improve functionality and aesthetics
• Resale Replace bathroom tiles — New tiles improve functionality and aesthetics
• Both Landscaping — Well-maintained landscaping enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Damaged and unsafe	Major	$15,000–50,000
bathroom tiles · Damaged and unsafe	Major	$15,000–50,000
HVAC system · No visible damage but may need cleaning	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$33,000–115,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint enhances curb appeal ↑
• Resale Replace kitchen cabinets — New cabinets improve functionality and aesthetics ↑
• Resale Replace bathroom tiles — New tiles improve functionality and aesthetics ↑
• Both Landscaping — Well-maintained landscaping enhances curb appeal and property value ↑

ⓘ 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: Logan County Schools
• NCES district ID: 5400690
• Math proficiency: 18% ▼ -15.00%
• Reading proficiency: 32% ▼ -9.00%
• Median HH income: $36,127
• Composite: 20.68/100
• National rank: #8531
• State rank: #48 of 55 in WV

Livability — Chapmanville

• Score: 62/100
• State rank: #178
• US rank: #16281

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,282

Population outlook (Logan County) Hauer SSP2

• Today (2025): 30,218 people
• By 2030: 27,848 · -7.8%
• By 2040: 23,262 · -23.0%
• By 2050: 19,582 · -35.2%
• By 2075: 12,739 · -57.8%
• By 2100: 7,787 · -74.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Italian 1% Serbian 1% Slovak 1%

Political lean MEDSL · Logan

• 2024 margin: Solid R (+66.7) · D 16.1% · R 82.8% · Other 1.1%
• 2008→2024 swing: -55.9pp toward R · 2008: -10.8pp · 2024: -66.7pp
• All cycles: 2024: R+66.7 2020: R+63.0 2016: R+63.2 2012: R+39.7 2008: R+10.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.04%
• Current HPI: 156.5895
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-11 Listed $60,000 KVBOR