1376 Whites Creek Rd · Prichard, WV 25555

$170,000

3 bd · 2.5 ba · 2,000 sqft · SingleFamily public records · 45 Days on market

Built 1972 0.51 ac lot $85/sqft · 6% below area Est $181k · 6% under ↓ 8% since listing

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Why this score? — see what drove the D 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 +11.1/30.0
• ARV discount +10.3/15.0
• Appreciation +7.0/10.0
• DSCR +3.2/10.0
• Livability +2.8/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0

Listing remarks MLS

Stately two story 4 bed 2.5 bath home situated on a half acre lot. Entering through the formal foyer this home has a lot to offer on the main level including a large living room with fireplace and direct access to a screened in porch, country dining room, kitchen and breakfast bar. A first floor bedroom, utility room, half bath and cavernous family/rec room with gas log fireplace. The main level has new carpet and fresh paint throughout. Upstairs you will find 3 additional bedrooms including an en suite with private bath and sitting / powder area plus another full bath. Perfect for extended family or rental there is a detached patio home that features 2, possible 3 bedrooms, 1 full bath, living room and eat in kitchen.

Key facts

• Easy access
• Level yard
• Loft area

Tags

• LEVEL YARD
• EASY ACCESS
• DETACHED GARAGE
• LOFT AREA
• LARGE PARKING AREA

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Septic tank sewer
• Home design: Single-family residence; Residential property; 2 stories
• Construction: Vinyl siding; Shingle roof
• Exterior features: Level lot

Interior

• Bathrooms: 2 full bathrooms; 1 half bathroom
• Interior features: Porch

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-134 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (13.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (28.0% below list).
• Recommended offer: $122k (28.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 55/100 on livability (#276 in WV) — a working-class tenant base; expect higher turnover. Strengths: employment A+, cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Wayne County Schools (rural): math 25% / reading 38% proficiency, ranked #25 of 55 in WV (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 8 active listings in the ZIP; 67 units permitted in Wayne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $7k appreciation (4.1% local appreciation)).
• Wayne County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,356 (28.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.72% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.70%
• DSCR: 0.92
• GRM: 11.6

CMA / ARV

• ARV (median comp): $181,411
• List price: $170,000
• Delta: -6.29%
• Verdict: FAIR
• Comps: 4 within 2.0 mi

Projected returns pro-forma

4.09% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.5%
• Equity multiple: 1.46×
• Total profit: $21,963
• Equity at exit: $87,110

10-year hold

• IRR: 9.8%
• Equity multiple: 2.64×
• Total profit: $78,292
• Equity at exit: $143,213

Cash invested: $47,600 (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 25555

• Home prices YoY: 3.0%
• Active inventory: 8
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,224 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$72 /mo · $859/yr
• Insurance: −$71
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $-134

Break-even live

Break-even rent $1,393

Max offer price $146,369

Occupancy floor —

Sensitivity live

Price	-10% $-38	-5% $-86	+0% $-134	+5% $-182	+10% $-230
Rent	-10% $-230	-5% $-182	+0% $-134	+5% $-85	+10% $-37
Rate	-1.0pp $-48	-0.5pp $-91	base $-134	+0.5pp $-178	+1.0pp $-223

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $170,000 Active 45 DOM
2. 2026-06-18
   days on market $170,000 Active 44 DOM
3. 2026-06-17
   days on market $170,000 Active 43 DOM
4. 2026-06-16
   days on market $170,000 Active 42 DOM
5. 2026-06-15
   days on market $170,000 Active 41 DOM
6. 2026-06-14
   days on market $170,000 Active 39 DOM
7. 2026-06-12
   days on market $170,000 Active 38 DOM
8. 2026-06-09
   days on market $170,000 Active 35 DOM
9. 2026-06-08
   days on market $170,000 Active 34 DOM
10. 2026-06-07
    days on market $170,000 Active 33 DOM
11. 2026-06-05
    days on market $170,000 Active 30 DOM
12. 2026-06-03
    days on market $170,000 Active 29 DOM
13. 2026-06-02
    days on market $170,000 Active 28 DOM
14. 2026-06-01
    days on market $170,000 Active 27 DOM
15. 2026-05-31
    days on market $170,000 Active 26 DOM
16. 2026-05-30
    days on market $170,000 Active 25 DOM
17. 2026-04-28
    listed $170,000 Active 322-char remark
18. 2023-10-06
    listed $187,500
19. 2021-07-29
    soldstatus $185,000

    Show marketing remark (728 chars)

    Stately two story 4 bed 2.5 bath home situated on a half acre lot. Entering through the formal foyer this home has a lot to offer on the main level including a large living room with fireplace and direct access to a screened in porch, country dining room, kitchen and breakfast bar. A first floor bedroom, utility room, half bath and cavernous family/rec room with gas log fireplace. The main level has new carpet and fresh paint throughout. Upstairs you will find 3 additional bedrooms including an en suite with private bath and sitting / powder area plus another full bath. Perfect for extended family or rental there is a detached patio home that features 2, possible 3 bedrooms, 1 full bath, living room and eat in kitchen.

20. 2020-12-15
    listed $185,500

    Show marketing remark (728 chars)

    Stately two story 4 bed 2.5 bath home situated on a half acre lot. Entering through the formal foyer this home has a lot to offer on the main level including a large living room with fireplace and direct access to a screened in porch, country dining room, kitchen and breakfast bar. A first floor bedroom, utility room, half bath and cavernous family/rec room with gas log fireplace. The main level has new carpet and fresh paint throughout. Upstairs you will find 3 additional bedrooms including an en suite with private bath and sitting / powder area plus another full bath. Perfect for extended family or rental there is a detached patio home that features 2, possible 3 bedrooms, 1 full bath, living room and eat in kitchen.

ⓘ 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: $859 · $72/mo
• Projected year-2 tax: $1,003 · $84/mo
• Expected delta: +$144/yr (+$12/mo · 16.8%)

ⓘ 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) · 78% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $14,683
• − Mortgage interest: −$9,523
• − Property taxes: −$859
• − Insurance: −$1,648
• − Repairs & maintenance: −$1,175
• − Management: −$1,175
• − Depreciation: −$4,945
• Taxable loss: −$4,641
• Est. tax savings @ 24.0%: +$1,114
• After-tax cash flow: $-491/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: Wayne County Schools
• NCES district ID: 5401500
• Math proficiency: 25% ▼ -15.00%
• Reading proficiency: 38% ▼ -10.00%
• Median HH income: $36,283
• Composite: 26.08/100
• National rank: #7297
• State rank: #25 of 55 in WV

Livability — Prichard

• Score: 55/100
• State rank: #276
• US rank: #23008

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,083

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 38,267 people
• By 2030: 36,578 · -4.4%
• By 2040: 33,034 · -13.7%
• By 2050: 29,671 · -22.5%
• By 2075: 22,901 · -40.2%
• By 2100: 17,421 · -54.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Romanian 5% Lithuanian 1%
• Foreign-born: 4%
• Languages at home: 95% English-only · Arabic 4% Other Asian/Pacific 1%

Political lean MEDSL · Wayne

• 2024 margin: Solid R (+53.4) · D 22.4% · R 75.8% · Other 1.8%
• 2008→2024 swing: -35.1pp toward R · 2008: -18.2pp · 2024: -53.4pp
• All cycles: 2024: R+53.4 2020: R+50.1 2016: R+51.3 2012: R+27.0 2008: R+18.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.09%
• Current HPI: 141.4831
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-8.4% since first listed

4 events — show timeline

• 2026-04-28 Listed $170,000 HBRMLS
• 2023-10-06 Listed $187,500 AABOR
• 2021-07-29 Sold (MLS) $185,000 HBRMLS
• 2020-12-15 Listed $185,500 HBRMLS

Property tax history

+12.3%/yr

Latest (2025): $859 · +8.9% YoY. Source: county tax records.