3012 Main St · Farmington, WV 26571

$39,700

2 bd · 1.5 ba · 1,260 sqft · SingleFamily public records · 189 Days on market

Built 1917

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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 +6.8/10.0
• Livability +3.3/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

2 bedroom 1 bath home on one level. Nice lot. Needs some TLC. PRICED TO SELL. CALLTODAY!

Key facts

• Formal dining
• Lots of parking
• Full basement

Tags

• EAT-IN KITCHEN
• FORMAL DINING
• LAUNDRY ON MAIN LEVEL
• FULL BASEMENT
• LOTS OF PARKING

Property features AI

Exterior

• Parking: No on-site parking
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-story detached single-family home; Residential property
• Construction: Brick construction; Metal roof
• Exterior features: Front porch; Sloped lot

Interior

• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating
• Interior features: Vinyl flooring; Gas log fireplace; Concrete unfinished walk-out basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $579 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#107 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: health & safety C-, amenities F, commute F.
• Marion County Schools (town): math 30% / reading 43% proficiency, ranked #11 of 55 in WV (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Fairview Elementary School (math 30% / reading 30%, grade F, #218 of 377 statewide, top 59%, 130 students, 0% FRL); Fairview Middle School (math 37% / reading 57%, grade D+, #6 of 109 statewide, top 6%, 176 students, 0% FRL); North Marion High School (math 27% / reading 47%, grade F, #32 of 110 statewide, top 34%, 738 students, 0% FRL) — zoned schools average 0% FRL vs 46% district-wide (46 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 5 active listings in the ZIP; 3 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($274 loan paydown + $1k appreciation (3.7% local appreciation)).
• At projected returns (3.7% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 189 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $29k (42%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $34,936 (12.0% below list)

Questions for the listing agent

1. It's been on market 189 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1917 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 2.67% ✓
• Cap rate: 23.78%
• Cash-on-cash: 62.47%
• DSCR: 3.78
• GRM: 3.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.69% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 68.0%
• Equity multiple: 4.88×
• Total profit: $43,122
• Equity at exit: $19,423

10-year hold

• IRR: 66.9%
• Equity multiple: 10.00×
• Total profit: $100,099
• Equity at exit: $31,218

Cash invested: $11,116 (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 26571

• Home prices YoY: 2.7%
• Active inventory: 5
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,061 medium
• Mortgage (P&I): −$208
• Tax from tax record: −$35 /mo · $414/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $579

Break-even live

Break-even rent $328

Max offer price $39,700

Occupancy floor 40%

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: $9,925
• Closing costs: $1,191
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $39,700 Active 189 DOM
2. 2026-06-18
   days on market $39,700 Active 188 DOM
3. 2026-06-17
   days on market $39,700 Active 187 DOM
4. 2026-06-16
   days on market $39,700 Active 186 DOM
5. 2026-06-15
   days on market $39,700 Active 185 DOM
6. 2026-06-14
   days on market $39,700 Active 183 DOM
7. 2026-06-13
   days on market $39,700 Active 182 DOM
8. 2026-06-10
   days on market $39,700 Active 180 DOM
9. 2026-06-09
   days on market $39,700 Active 179 DOM
10. 2026-06-08
    days on market $39,700 Active 178 DOM
11. 2026-06-07
    days on market $39,700 Active 177 DOM
12. 2026-06-02
    days on market $39,700 Active 172 DOM
13. 2026-06-01
    days on market $39,700 Active 171 DOM
14. 2026-05-31
    days on market $39,700 Active 170 DOM
15. 2026-05-30
    days on market $39,700 Active 169 DOM
16. 2026-05-18
    price $39,700
17. 2026-05-11
    price $45,000
18. 2026-03-21
    price $49,000
19. 2026-01-20
    price $59,000
20. 2025-12-12
    listed $69,000 Active
21. 2015-12-28
    soldstatus $41,200
22. 2014-09-22
    soldstatus $24,000 88-char remark

    Show marketing remark (88 chars)

    2 bedroom 1 bath home on one level. Nice lot. Needs some TLC. PRICED TO SELL. CALLTODAY!

23. 2014-07-21
    listed $27,500 88-char remark

    Show marketing remark (88 chars)

    2 bedroom 1 bath home on one level. Nice lot. Needs some TLC. PRICED TO SELL. CALLTODAY!

24. 2000-08-28
    soldstatus $33,000

ⓘ 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: $414 · $35/mo
• Projected year-2 tax: $414 · $35/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $12,728
• − Mortgage interest: −$2,224
• − Property taxes: −$414
• − Insurance: −$198
• − Repairs & maintenance: −$1,018
• − Management: −$1,018
• − Depreciation: −$1,155
• Taxable income: $6,700
• Est. tax owed @ 24.0%: −$1,608
• After-tax cash flow: $5,336/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: Marion County Schools
• NCES district ID: 5400720
• Math proficiency: 30% ▼ -14.00%
• Reading proficiency: 43% ▼ -8.00%
• Median HH income: $42,195
• Composite: 30.8/100
• National rank: #6145
• State rank: #11 of 55 in WV

Livability — Farmington

• Score: 66/100
• State rank: #107
• US rank: #11596

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Farmington, WV
• Population (ZIP): 1,520

Population outlook (Marion County) Hauer SSP2

• Today (2025): 56,923 people
• By 2030: 56,850 · -0.1%
• By 2040: 56,469 · -0.8%
• By 2050: 56,027 · -1.6%
• By 2075: 55,509 · -2.5%
• By 2100: 51,082 · -10.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Romanian 6% Serbian 2% Italian 2%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Marion

• 2024 margin: Solid R (+31.2) · D 33.2% · R 64.5% · Other 2.3%
• 2008→2024 swing: -31.7pp toward R · 2008: 0.5pp · 2024: -31.2pp
• All cycles: 2024: R+31.2 2020: R+28.7 2016: R+33.5 2012: R+14.4 2008: D+0.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.69%
• Current HPI: 141.3928
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+20.3% since first listed

9 events — show timeline

• 2026-05-18 Price Changed $39,700 NCWVREIN
• 2026-05-11 Price Changed $45,000 NCWVREIN
• 2026-03-21 Price Changed $49,000 NCWVREIN
• 2026-01-20 Price Changed $59,000 NCWVREIN
• 2025-12-12 Listed $69,000 NCWVREIN
• 2015-12-28 Sold (Public Records) $41,200 Public Records
• 2014-09-22 Sold (MLS) $24,000 NCWVREIN
• 2014-07-21 Listed $27,500 NCWVREIN
• 2000-08-28 Sold (Public Records) $33,000 Public Records

Property tax history

-9.8%/yr

Latest (2025): $414 · +5.2% YoY. Source: county tax records.