7879 Gatewood Rd · Garten, WV 25840

$90,000

3 bd · 1.0 ba · 1,320 sqft · SingleFamily public records · 212 Days on market

Built 1960 0.43 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
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

THIS IS A GREAT HOME WITH MANY UPDATES IN THE PAST 6 MONTHS. NEW METAL ROOF AND NEW CENTRAL HEATING AND A/C LARGE LEVEL LOT WITH NEW OUTBUILDING AND WOOD SHED. GREAT LOCATION OFFERING GARDEN SPACE.

Key facts

• Fenced in back yard
• 0.43 acre lot
• Built 1960

Tags

• FENCED IN BACK YARD
• INCLUDES 2 OUTBUILDINGS

Property features AI

Exterior

• Parking: Open parking; No garage; Gravel parking area
• Utilities: Public water; Septic tank
• Home design: Double wide mobile home; Residential property; Has a view
• Construction: Vinyl siding; Metal roof; Built above grade (finished area 1,320)
• Exterior features: Garden; Level lot

Interior

• Kitchen: Dishwasher; Cooktop; Oven; Refrigerator
• Bedrooms: Total rooms: 5
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Eat-in kitchen; Garden view
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $399 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Fayette County Schools (suburban): math 17% / reading 31% proficiency, ranked #51 of 55 in WV (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Fayetteville Pk-8 (math 14%, 587 students, 0% FRL); Oak Hill Middle School (math 14% / reading 26%, grade F, #104 of 109 statewide, top 96%, 656 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: 19 active listings in the ZIP; 26 units permitted in Fayette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Fayette County population projected at -23% 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 $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 212 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $30k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $90k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 212 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 1960 — 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. 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: 1.33% ✓
• Cap rate: 11.62%
• Cash-on-cash: 19.02%
• DSCR: 1.85
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $283,800
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
194 Lighthouse Ln	0.38mi	2/2.0 (-1)	1,353 (+2%)	7mo	$291,500	$215	64
7825 Gatewood Rd	0.06mi	3/2.0	1,460 (+11%)	20mo	$235,000	$161	59

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

Projected returns pro-forma

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

5-year hold

• IRR: 10.9%
• Equity multiple: 1.43×
• Total profit: $10,820
• Equity at exit: $13,419

10-year hold

• IRR: 19.9%
• Equity multiple: 2.67×
• Total profit: $42,049
• Equity at exit: $7,782

Cash invested: $25,200 (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 25840

• Home prices YoY: -20.8%
• Active inventory: 19
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,193 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$34 /mo · $407/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $399

Break-even live

Break-even rent $688

Max offer price $90,000

Occupancy floor 62%

Sensitivity live

Price	-10% $450	-5% $425	+0% $399	+5% $374	+10% $348
Rent	-10% $305	-5% $352	+0% $399	+5% $446	+10% $494
Rate	-1.0pp $445	-0.5pp $422	base $399	+0.5pp $376	+1.0pp $352

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-19
   days on market $90,000 Active 212 DOM
2. 2026-06-18
   days on market $90,000 Active 211 DOM
3. 2026-06-17
   days on market $90,000 Active 210 DOM
4. 2026-06-16
   days on market $90,000 Active 209 DOM
5. 2026-06-15
   days on market $90,000 Active 208 DOM
6. 2026-06-14
   days on market $90,000 Active 206 DOM
7. 2026-06-12
   days on market $90,000 Active 205 DOM
8. 2026-06-09
   days on market $90,000 Active 202 DOM
9. 2026-06-08
   days on market $90,000 Active 201 DOM
10. 2026-06-07
    days on market $90,000 Active 200 DOM
11. 2026-06-05
    days on market $90,000 Active 197 DOM
12. 2026-06-03
    days on market $90,000 Active 196 DOM
13. 2026-06-02
    days on market $90,000 Active 195 DOM
14. 2026-06-01
    days on market $90,000 Active 194 DOM
15. 2026-05-31
    days on market $90,000 Active 193 DOM
16. 2026-05-30
    days on market $90,000 Active 192 DOM
17. 2026-05-20
    price $90,000
18. 2026-04-28
    price $100,000
19. 2026-02-23
    status Active
20. 2026-01-13
    historical Active Under Contract
21. 2026-01-06
    price $110,000
22. 2025-11-19
    listed $120,000 Active
23. 2025-10-04
    price
24. 2025-09-18
    price
25. 2025-09-10
    price
26. 2025-08-15
    listed Active
27. 2019-06-14
    soldstatus $50,000 198-char remark

    Show marketing remark (198 chars)

    THIS IS A GREAT HOME WITH MANY UPDATES IN THE PAST 6 MONTHS. NEW METAL ROOF AND NEW CENTRAL HEATING AND A/C LARGE LEVEL LOT WITH NEW OUTBUILDING AND WOOD SHED. GREAT LOCATION OFFERING GARDEN SPACE.

28. 2019-06-13
    soldstatus $50,000
29. 2019-04-02
    listed $51,000 198-char remark

    Show marketing remark (198 chars)

    THIS IS A GREAT HOME WITH MANY UPDATES IN THE PAST 6 MONTHS. NEW METAL ROOF AND NEW CENTRAL HEATING AND A/C LARGE LEVEL LOT WITH NEW OUTBUILDING AND WOOD SHED. GREAT LOCATION OFFERING GARDEN SPACE.

30. 1979-10-18
    soldstatus $24,000

ⓘ 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: $407 · $34/mo
• Projected year-2 tax: $531 · $44/mo
• Expected delta: +$124/yr (+$10/mo · 30.5%)

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

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 · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,320
• − Mortgage interest: −$5,041
• − Property taxes: −$407
• − Insurance: −$450
• − Repairs & maintenance: −$1,146
• − Management: −$1,146
• − Depreciation: −$2,618
• Taxable income: $3,512
• Est. tax owed @ 24.0%: −$843
• After-tax cash flow: $3,949/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: Fayette County Schools
• NCES district ID: 5400300
• Math proficiency: 17% ▼ -12.00%
• Reading proficiency: 31% ▼ -4.00%
• Median HH income: $35,293
• Composite: 19.77/100
• National rank: #8706
• State rank: #51 of 55 in WV

Livability — Garten

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Garten, WV
• Population (ZIP): 7,917

Population outlook (Fayette County) Hauer SSP2

• Today (2025): 41,745 people
• By 2030: 39,758 · -4.8%
• By 2040: 35,751 · -14.4%
• By 2050: 32,223 · -22.8%
• By 2075: 24,307 · -41.8%
• By 2100: 16,671 · -60.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Black 2%
• Common ancestry: Slovak 2% Serbian 1% Romanian 1%
• Foreign-born: 0%

Political lean MEDSL · Fayette

• 2024 margin: Solid R (+41.8) · D 28.1% · R 69.8% · Other 2.1%
• 2008→2024 swing: -39.0pp toward R · 2008: -2.7pp · 2024: -41.8pp
• All cycles: 2024: R+41.8 2020: R+38.6 2016: R+39.6 2012: R+21.0 2008: R+2.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -49.38%
• Current HPI: 187.8473
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+275.0% since first listed

14 events — show timeline

• 2026-05-20 Price Changed $90,000 BBOR
• 2026-04-28 Price Changed $100,000 BBOR
• 2026-02-23 Relisted — BBOR
• 2026-01-13 Contingent — BBOR
• 2026-01-06 Price Changed $110,000 BBOR
• 2025-11-19 Listed $120,000 BBOR
• 2025-10-04 Price Changed — BBOR
• 2025-09-18 Price Changed — BBOR
• 2025-09-10 Price Changed — BBOR
• 2025-08-15 Listed — BBOR
• 2019-06-14 Sold (MLS) $50,000 BBOR
• 2019-06-13 Sold (Public Records) $50,000 Public Records
• 2019-04-02 Listed $51,000 BBOR
• 1979-10-18 Sold (Public Records) $24,000 Public Records

Property tax history

+20.8%/yr

Latest (2025): $407 · -2.0% YoY. Source: county tax records.