9492 Cumberland Rd · Springfield, WV 26763

$70,000

3 bd · 1.5 ba · 1,811 sqft · SingleFamily public records · 161 Days on market

Built 1940 2.00 ac lot Est $91k · 23% under ↓ 38% since listing

---

Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +4.6/10.0
• Livability +2.9/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Discover the charm of this classic 1940 Colonial home, nestled on a generous 2-acre lot, offering a perfect blend of space and potential. With 1,811 sq. ft. of living area, this detached residence features three spacious bedrooms and one and a half bathrooms, providing ample room for relaxation and everyday living. The unfinished basement presents an exciting opportunity for customization or additional storage space. The property boasts a detached garage with front entry, ensuring convenient parking and extra storage for your outdoor gear or hobbies. Set in a tranquil setting, this home offers a peaceful retreat while still being close to local amenities. The expansive lot provides endless

Key facts

• Expansive lot
• Unfinished basement
• Colonial home

Tags

• COLONIAL HOME
• 2 ACRE LOT
• UNFINISHED BASEMENT
• DETACHED GARAGE
• EXPANSIVE LOT

Property features AI

Finance

• Financial info: Ownership: Fee simple; Lease considered: No

Exterior

• Parking: Detached front-entry garage (1 car); Driveway parking
• Utilities: Public water; On-site septic; Electric service
• Home design: Detached structure; Building winterized; Above-grade finished area reported by assessor
• Construction: Permanent foundation; Other structures above and below grade
• Exterior features: Property located outside city limits; Directions: From Romney take WV-28 N for approximately 10 miles; property on the right

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Hot water and baseboard heating; Heating fuel: Oil; Electric hot water; Central air conditioning (electric)
• Interior features: Unfinished basement; Living area reported by assessor

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $616 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#246 in WV) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: schools D+, amenities F, commute F.
• Hampshire County Schools (rural): math 25% / reading 38% proficiency, ranked #30 of 55 in WV (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 13 active listings in the ZIP; 124 units permitted in Hampshire County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-0.7%/yr); year-one equity from $484 of loan paydown is wiped out by about $518 of value loss. Plan a longer hold.
• Hampshire County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.7% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 161 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 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 1940 — 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 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?
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: 2.01% ✓
• Cap rate: 17.80%
• Cash-on-cash: 41.09%
• DSCR: 2.83
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $90,550
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9710 Cumberland Rd	0.21mi	3/1.0	1,692 (-7%)	7mo	$84,100	$50	71

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

Projected returns pro-forma

-0.74% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.4%
• Equity multiple: 2.77×
• Total profit: $34,788
• Equity at exit: $17,775

10-year hold

• IRR: 41.5%
• Equity multiple: 5.46×
• Total profit: $87,457
• Equity at exit: $19,423

Cash invested: $19,600 (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 26763

• Home prices YoY: -0.2%
• Active inventory: 13
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,408 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$45 /mo · $544/yr
• Insurance: −$29
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $616

Break-even live

Break-even rent $629

Max offer price $70,000

Occupancy floor 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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $70,000 Active 161 DOM
2. 2026-06-18
   days on market $70,000 Active 160 DOM
3. 2026-06-17
   days on market $70,000 Active 159 DOM
4. 2026-06-16
   days on market $70,000 Active 158 DOM
5. 2026-06-15
   days on market $70,000 Active 157 DOM
6. 2026-06-14
   days on market $70,000 Active 155 DOM
7. 2026-06-12
   pricedays on market $70,000 Active 154 DOM
8. 2026-06-09
   days on market $75,000 Active 151 DOM
9. 2026-06-08
   days on market $75,000 Active 150 DOM
10. 2026-06-07
    days on market $75,000 Active 149 DOM
11. 2026-06-05
    days on market $75,000 Active 146 DOM
12. 2026-06-03
    days on market $75,000 Active 145 DOM
13. 2026-06-02
    days on market $75,000 Active 144 DOM
14. 2026-06-01
    days on market $75,000 Active 143 DOM
15. 2026-05-31
    days on market $75,000 Active 142 DOM
16. 2026-05-30
    days on market $75,000 Active 141 DOM
17. 2026-05-11
    price $75,000
18. 2026-04-03
    price $80,000
19. 2026-02-19
    price $85,000
20. 2026-01-09
    listed $90,000 Active
21. 2007-01-22
    soldstatus $121,645
22. 2007-01-22
    soldstatus $120,000

ⓘ 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: $544 · $45/mo
• Projected year-2 tax: $544 · $45/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,901
• − Mortgage interest: −$3,921
• − Property taxes: −$544
• − Insurance: −$1,016
• − Repairs & maintenance: −$1,352
• − Management: −$1,352
• − Depreciation: −$2,036
• Taxable income: $6,679
• Est. tax owed @ 24.0%: −$1,603
• After-tax cash flow: $5,784/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: Hampshire County Schools
• NCES district ID: 5400420
• Math proficiency: 25% ▼ -16.00%
• Reading proficiency: 38% ▼ -8.00%
• Median HH income: $32,170
• Composite: 25.69/100
• National rank: #7392
• State rank: #30 of 55 in WV

Livability — Springfield

• Score: 58/100
• State rank: #246
• US rank: #21149

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,564

Population outlook (Hampshire County) Hauer SSP2

• Today (2025): 21,820 people
• By 2030: 20,690 · -5.2%
• By 2040: 18,089 · -17.1%
• By 2050: 15,413 · -29.4%
• By 2075: 10,421 · -52.2%
• By 2100: 6,842 · -68.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 11%
• Common ancestry: Italian 4% Slovak 4% Iranian 2%

Political lean MEDSL · Hampshire

• 2024 margin: Solid R (+62.6) · D 18.0% · R 80.6% · Other 1.4%
• 2008→2024 swing: -35.8pp toward R · 2008: -26.8pp · 2024: -62.6pp
• All cycles: 2024: R+62.6 2020: R+60.4 2016: R+59.2 2012: R+40.4 2008: R+26.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.74%
• Current HPI: 377.2454
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-38.3% since first listed

6 events — show timeline

• 2026-05-11 Price Changed $75,000 BRIGHT MLS
• 2026-04-03 Price Changed $80,000 BRIGHT MLS
• 2026-02-19 Price Changed $85,000 BRIGHT MLS
• 2026-01-09 Listed $90,000 BRIGHT MLS
• 2007-01-22 Sold (Public Records) $120,000 Public Records
• 2007-01-22 Sold (Public Records) $121,645 Public Records

Property tax history

+1.6%/yr

Latest (2025): $544 · +6.6% YoY. Source: county tax records.