2340 George Washington Hwy · Grafton, WV 26354

$79,000

3 bd · 1.5 ba · 1,528 sqft · SingleFamily public records · 217 Days on market

Built 1930 0.32 ac lot ↓ 6% since listing

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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 +9.5/10.0
• ARV discount +7.5/15.0
• Appreciation +5.7/10.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Level lot along main Highway into Grafton. Could be commercial or residential. One level living. Garage in basement. Off street parking.

Key facts

• City water
• City sewage services
• Updated plumbing

Tags

• UPDATED PLUMBING
• UPDATED ELECTRICAL ROUGH-INS
• DETACHED 2-STALL GARAGE
• CITY WATER
• CITY SEWAGE SERVICES
• ACCESS TO OUTDOOR RECREATION

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public sewer
• Home design: Single-family detached residence; One-story
• Construction: Frame construction; Vinyl siding; Wood siding; Metal roof
• Exterior features: Level lot

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: No central heating listed
• Interior features: Crawl space basement; 8 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.2% vs local median 4.1% in Grafton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 68/100 on livability (#85 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Taylor County Schools (town): math 27% / reading 36% proficiency, ranked #22 of 55 in WV (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: West Taylor Elementary School (math 57% / reading 57%, grade C+, #23 of 377 statewide, top 7%, 283 students, 0% FRL); Taylor County Middle School (math 22% / reading 34%, grade F, #66 of 109 statewide, top 63%, 685 students, 0% FRL); Grafton High School (math 17% / reading 47%, grade F, #55 of 110 statewide, top 59%, 620 students, 0% FRL) — zoned schools average 0% FRL vs 44% district-wide (44 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 29 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($546 loan paydown + $1k appreciation (1.4% local appreciation)).
• Taylor County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 217 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $55k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 217 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 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.45% ✓
• Cap rate: 12.21%
• Cash-on-cash: 21.12%
• DSCR: 1.94
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $184,888
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
73 Valley Fls	0.14mi	3/1.5	1,543 (+1%)	19mo	$158,400	$103	76
101 Haroldland Dr	0.52mi	3/2.0	1,424 (-7%)	12mo	$172,500	$121	52

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

Projected returns pro-forma

1.44% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.1%
• Equity multiple: 2.11×
• Total profit: $24,475
• Equity at exit: $28,788

10-year hold

• IRR: 23.7%
• Equity multiple: 3.97×
• Total profit: $65,798
• Equity at exit: $39,704

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 26354

• Home prices YoY: 0.6%
• Active inventory: 29
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,148 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$70 /mo · $841/yr
• Insurance: −$33
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $334

Break-even live

Break-even rent $725

Max offer price $79,000

Occupancy floor 66%

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 20 events

1. 2026-06-19
   days on market $79,000 Active 217 DOM
2. 2026-06-18
   days on market $79,000 Active 216 DOM
3. 2026-06-17
   days on market $79,000 Active 215 DOM
4. 2026-06-16
   days on market $79,000 Active 214 DOM
5. 2026-06-15
   days on market $79,000 Active 213 DOM
6. 2026-06-14
   days on market $79,000 Active 211 DOM
7. 2026-06-12
   days on market $79,000 Active 210 DOM
8. 2026-06-09
   days on market $79,000 Active 207 DOM
9. 2026-06-08
   days on market $79,000 Active 206 DOM
10. 2026-06-07
    days on market $79,000 Active 205 DOM
11. 2026-06-05
    days on market $79,000 Active 202 DOM
12. 2026-06-02
    days on market $79,000 Active 200 DOM
13. 2026-06-01
    days on market $79,000 Active 199 DOM
14. 2026-05-31
    days on market $79,000 Active 198 DOM
15. 2026-05-30
    days on market $79,000 Active 197 DOM
16. 2025-11-15
    listed $79,000 Active
17. 2023-04-21
    soldstatus $55,000 136-char remark

    Show marketing remark (136 chars)

    Level lot along main Highway into Grafton. Could be commercial or residential. One level living. Garage in basement. Off street parking.

18. 2023-03-06
    listed $54,900 136-char remark

    Show marketing remark (136 chars)

    Level lot along main Highway into Grafton. Could be commercial or residential. One level living. Garage in basement. Off street parking.

19. 2022-10-27
    soldstatus $97,424
20. 2007-07-30
    soldstatus $84,000

ⓘ 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: $841 · $70/mo
• Projected year-2 tax: $841 · $70/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,771
• − Mortgage interest: −$4,425
• − Property taxes: −$841
• − Insurance: −$1,062
• − Repairs & maintenance: −$1,102
• − Management: −$1,102
• − Depreciation: −$2,298
• Taxable income: $2,941
• Est. tax owed @ 24.0%: −$706
• After-tax cash flow: $3,299/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: Taylor County Schools
• NCES district ID: 5401380
• Math proficiency: 27% ▼ -14.00%
• Reading proficiency: 36% ▼ -11.00%
• Median HH income: $41,369
• Composite: 26.59/100
• National rank: #7183
• State rank: #22 of 55 in WV

Livability — Grafton

• Score: 68/100
• State rank: #85
• US rank: #9831

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,101

Population outlook (Taylor County) Hauer SSP2

• Today (2025): 16,987 people
• By 2030: 16,923 · -0.4%
• By 2040: 16,523 · -2.7%
• By 2050: 15,802 · -7.0%
• By 2075: 13,768 · -18.9%
• By 2100: 10,464 · -38.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Slovak 5% Serbian 3% Iranian 2%
• Foreign-born: 0%

Political lean MEDSL · Taylor

• 2024 margin: Solid R (+51.3) · D 23.3% · R 74.6% · Other 2.0%
• 2008→2024 swing: -32.9pp toward R · 2008: -18.4pp · 2024: -51.3pp
• All cycles: 2024: R+51.3 2020: R+49.9 2016: R+49.5 2012: R+32.2 2008: R+18.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.44%
• Current HPI: 229.6924
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-6.0% since first listed

5 events — show timeline

• 2025-11-15 Listed $79,000 NCWVREIN
• 2023-04-21 Sold (MLS) $55,000 NCWVREIN
• 2023-03-06 Listed $54,900 NCWVREIN
• 2022-10-27 Sold (Public Records) $97,424 Public Records
• 2007-07-30 Sold (Public Records) $84,000 Public Records

Property tax history

+7.5%/yr

Latest (2025): $841 · +0.8% YoY. Source: county tax records.