477 Dolls Gap Rd · Burlington, WV 26743

$79,000

3 bd · 1.0 ba · 956 sqft · SingleFamily · 6 Days on market

Built 1996 Fair condition 4.23 ac lot Est $91k · 13% 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 +25.4/30.0
• ARV discount +13.4/15.0
• DSCR +8.4/10.0
• 1% rule +6.6/10.0
• Appreciation +5.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.2/5.0

Listing remarks

Nestled on just over 4 acres in a private and scenic setting, this fully furnished 3 bedroom, 1.5 bath home offers the perfect opportunity to create your own retreat. Full of potential and ready for your vision, the property features a large detached garage complete with an upstairs office or flex space that could be customized to fit your needs, whether it be a hobby room, workspace, studio, or additional storage. The possibilities are undeniable for those looking to add their own personal touch! Enjoy peaceful surroundings, plenty of outdoor space, and breathtaking views that truly make this property a must see!

Key facts

• Breathtaking views
• Upstairs office
• Flex space

Tags

• LARGE DETACHED GARAGE
• UPSTAIRS OFFICE
• FLEX SPACE
• OUTDOOR SPACE
• BREATHTAKING VIEWS

Property features AI

Exterior

• Parking: Private parking; Driveway; Garage(s) noted among other structures
• Utilities: Well water; On-site septic; Electric heating fuel; Electric cooling; Electric hot water
• Home design: Manufactured property (single wide); Level entry to main floor
• Construction: Modular/manufactured construction; Shingle roof; Manufactured structure type
• Exterior features: Porch(es); Outbuilding(s); Backs to trees; Cleared area; Corner lot; Front yard; Partly wooded; Private setting; Rural location; Unrestricted

Interior

• Kitchen: Dishwasher; Electric oven/range; Refrigerator; Eat-in kitchen
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: 90% forced air heating; Window air conditioning units (electric)
• Interior features: Combination dining/living area; Combination kitchen/dining area; Combination kitchen/living area; Traditional floor plan; Eat-in kitchen; Furnished
• Laundry & utility: Washer and dryer (dryer is electric); Main-floor laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $79k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $181 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($920 rent vs $79k).

Location & tenants

• Location reads 65/100 on livability (#123 in WV) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, crime A; Watch: schools D+, amenities F, commute F.
• Mineral County Schools (rural): math 26% / reading 34% proficiency, ranked #32 of 55 in WV (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 12 active listings in the ZIP; 64 units permitted in Mineral County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $815 of equity ($546 loan paydown + $269 appreciation (0.3% local appreciation)).
• Mineral County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.3% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $79,000

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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.16% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.82%
• DSCR: 1.44
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $90,820
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
477 Dolls Gap Rd	0.00mi	3/1.0	956 (0%)	0mo	$91,000	$95	100

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

Projected returns pro-forma

0.34% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.7%
• Equity multiple: 1.47×
• Total profit: $10,501
• Equity at exit: $24,294

10-year hold

• IRR: 14.3%
• Equity multiple: 2.62×
• Total profit: $35,865
• Equity at exit: $30,307

Cash invested: $22,120 (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 26743

• Home prices YoY: 0.2%
• Active inventory: 12
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $920 medium
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,185/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$193
• Net cashflow: $181

Break-even live

Break-even rent $691

Max offer price $79,000

Occupancy floor 75%

Sensitivity live

Price	-10% $236	-5% $208	+0% $181	+5% $154	+10% $126
Rent	-10% $108	-5% $145	+0% $181	+5% $217	+10% $254
Rate	-1.0pp $221	-0.5pp $201	base $181	+0.5pp $160	+1.0pp $140

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-20
   status Pending
2. 2026-05-14
   listed $79,000 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 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: $11,042
• − Mortgage interest: −$4,425
• − Property taxes: −$1,185
• − Insurance: −$395
• − Repairs & maintenance: −$883
• − Management: −$883
• − Depreciation: −$2,298
• Taxable income: $972
• Est. tax owed @ 24.0%: −$233
• After-tax cash flow: $1,938/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 · 6 photos

Fair 45/100 Moderate rehab

This property requires significant repairs and updates to its exterior, interior, and HVAC system. Landscaping and curb appeal improvements would significantly increase its value for both resale and rental.

Repairs flagged

• Major roof — The satellite image shows significant wear and tear.
• Major exterior siding — The listing photos show peeling paint and rust.
• Major HVAC system — The listing photos show an older, visibly worn HVAC system.
• Major interior walls/paint — The interior photos show peeling paint and outdated decor.
• Major landscaping — The listing photos show a lack of landscaping and an unattractive exterior. The independent satellite image shows a large, overgrown lot with minimal landscaping.

Value-add opportunities

• Both landscaping and curb appeal — A well-maintained and landscaped exterior can significantly increase both resale and rental value.
• Both HVAC system — An updated HVAC system improves comfort and energy efficiency, which is beneficial for both resale and rental.
• Both interior decor and paint — Updating the interior decor and painting can make the home more appealing and increase its value for both resale and rental.
• Both roof and exterior siding — A new roof and siding can improve the home's appearance and increase its value for both resale and rental.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The satellite image shows significant wear and tear.	Major	$15,000–50,000
exterior siding · The listing photos show peeling paint and rust.	Major	$15,000–50,000
HVAC system · The listing photos show an older, visibly worn HVAC system.	Major	$15,000–50,000
interior walls/paint · The interior photos show peeling paint and outdated decor.	Major	$15,000–50,000
landscaping · The listing photos show a lack of landscaping and an unattractive exterior. The independent satellite image shows a large, overgrown lot with minimal landscaping.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both landscaping and curb appeal — A well-maintained and landscaped exterior can significantly increase both resale and rental value. ↑
• Both HVAC system — An updated HVAC system improves comfort and energy efficiency, which is beneficial for both resale and rental. ↑
• Both interior decor and paint — Updating the interior decor and painting can make the home more appealing and increase its value for both resale and rental. ↑
• Both roof and exterior siding — A new roof and siding can improve the home's appearance and increase its value for both resale and rental. ↑

ⓘ 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: Mineral County Schools
• NCES district ID: 5400870
• Math proficiency: 26% ▼ -12.00%
• Reading proficiency: 34% ▼ -7.00%
• Median HH income: $36,161
• Composite: 24.85/100
• National rank: #7590
• State rank: #32 of 55 in WV

Livability — Burlington

• Score: 65/100
• State rank: #123
• US rank: #12749

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,126

Population outlook (Mineral County) Hauer SSP2

• Today (2025): 25,357 people
• By 2030: 24,009 · -5.3%
• By 2040: 21,321 · -15.9%
• By 2050: 18,801 · -25.9%
• By 2075: 13,934 · -45.0%
• By 2100: 10,141 · -60.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 12%
• Common ancestry: Italian 1%
• Foreign-born: 2% · Canada

Political lean MEDSL · Mineral

• 2024 margin: Solid R (+60.2) · D 19.2% · R 79.4% · Other 1.4%
• 2008→2024 swing: -26.7pp toward R · 2008: -33.5pp · 2024: -60.2pp
• All cycles: 2024: R+60.2 2020: R+57.3 2016: R+60.8 2012: R+45.0 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.34%
• Current HPI: 137.0646
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-05-20 Pending — BRIGHT MLS
• 2026-05-14 Listed $79,000 BRIGHT MLS