952 Rhododendron Dr · Terra Alta, WV 26764

$225,000

2 bd · 2.0 ba · 1,348 sqft · SingleFamily public records · 126 Days on market

Built 1981 0.38 ac lot Est $306k · 26% under

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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 +22.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• Appreciation +5.9/10.0
• 1% rule +4.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Welcome to your tranquil escape nestled in the Alpine Lake Resort! This delightful abode provides the ideal sanctuary, where your mornings can commence in harmony with the great outdoors or you can snuggle up by the wood-burning stove on chilly nights. Recent renovations, such as a fresh roof, deck, porch, and a new coat of paint, have prepared this residence to envelop you in cozy comfort. Enter and be welcomed by a distinct architectural element. The natural landscape encompassing the property fosters a peaceful atmosphere, enhanced by a spacious rear deck, offering ample room to relax and savor the picturesque vistas. Harness the convenience of Smart Home Alexa lighting and climate control to effortlessly set the mood and ambiance to your liking. For environmentally conscious homeowners, there's a 30A EV charging station available, ready to power your electric vehicle. Revel in the resort-style offerings of the Alpine Lake Resort, granting access to the lake, beaches, and indoor swimming pool. Tee off at the 18-hole golf course, partake in friendly matches at the tennis and pickleball courts, or explore the nearby nature trails. After an active day, treat yourself to a delicious meal at the lodge's restaurant, followed by a refreshing dip in the heated indoor pool. Seize the chance to claim this peaceful haven as your very own. Reach out to me today to arrange a viewing and uncover the serenity and happiness that await you in this Alpine Lake treasure!

Key facts

• Indoor swimming pool
• Private lake
• 18 hole golf course

Tags

• WOOD BURNING STOVE
• 30 AMP EV CHARGING STATION
• SPLIT UNIT SYSTEMS
• PRIVATE LAKE
• INDOOR SWIMMING POOL
• 18 HOLE GOLF COURSE

Property features AI

Finance

• HOA & community: Homeowners association with annual fee; Gated community with golf, pool, and tennis courts

Exterior

• Parking: No parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single family detached residence; 2 stories
• Construction: Block and cedar construction
• Exterior features: Balcony; Deck; Shingle roof; Sloped lot; Frontage: close proximity

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: Total rooms: 7
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Wood heating; Ceiling fan(s) for cooling
• Interior features: Vaulted ceilings; Skylight(s); Wood-burning fireplace
• Laundry & utility: Washer; Dryer; Unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $392 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (3.3% below list).
• Recommended offer: $198k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 5.7% in Terra Alta — 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 61/100 on livability (#196 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Preston County Schools (rural): math 22% / reading 33% proficiency, ranked #39 of 55 in WV (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Terra Alta/East Preston School (math 20% / reading 29%, grade F, #287 of 377 statewide, top 85%, 310 students, 0% FRL); Preston High School (math 10% / reading 32%, grade F, #100 of 110 statewide, top 91%, 1,178 students, 0% FRL) — zoned schools average 0% FRL vs 43% district-wide (43 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 97 active listings in the ZIP; 2 units permitted in Preston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($2k loan paydown + $4k appreciation (1.7% local appreciation)).
• Preston County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.7% appreciation + 3.0% rent growth), your $63k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, 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 126 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $198,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.97% ✗
• Cap rate: 8.38%
• Cash-on-cash: 7.47%
• DSCR: 1.33
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $305,996
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
614 Hemlock Cir	0.22mi	2/2.0	1,272 (-6%)	1mo	$265,000	$208	79
134 Azalea Ln	0.38mi	2/2.0	1,318 (-2%)	2mo	$299,000	$227	77
89 Laurel Cir	0.37mi	2/2.0	1,485 (+10%)	18mo	$275,000	$185	51
451 Laurel Cir	0.44mi	2/2.0	1,220 (-10%)	23mo	$285,000	$234	45

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

Projected returns pro-forma

1.7% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.0%
• Equity multiple: 1.59×
• Total profit: $36,885
• Equity at exit: $85,130

10-year hold

• IRR: 14.2%
• Equity multiple: 2.84×
• Total profit: $115,998
• Equity at exit: $119,870

Cash invested: $63,000 (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 26764

• Home prices YoY: 0.6%
• Active inventory: 97
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,176 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$53 /mo · $637/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $392

Break-even live

Break-even rent $1,679

Max offer price $225,000

Occupancy floor 77%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $225,000 Active 126 DOM
2. 2026-06-18
   days on market $225,000 Active 125 DOM
3. 2026-06-17
   days on market $225,000 Active 124 DOM
4. 2026-06-16
   days on market $225,000 Active 123 DOM
5. 2026-06-15
   days on market $225,000 Active 122 DOM
6. 2026-06-14
   days on market $225,000 Active 120 DOM
7. 2026-06-13
   days on market $225,000 Active 119 DOM
8. 2026-06-10
   days on market $225,000 Active 117 DOM
9. 2026-06-09
   days on market $225,000 Active 116 DOM
10. 2026-06-08
    days on market $225,000 Active 115 DOM
11. 2026-06-07
    days on market $225,000 Active 114 DOM
12. 2026-06-03
    days on market $225,000 Active 110 DOM
13. 2026-06-02
    days on market $225,000 Active 109 DOM
14. 2026-06-01
    days on market $225,000 Active 108 DOM
15. 2026-05-31
    days on market $225,000 Active 107 DOM
16. 2026-05-30
    days on market $225,000 Active 106 DOM
17. 2026-04-18
    price $225,000
18. 2026-03-12
    price $235,000
19. 2026-02-13
    listed $245,000 Active
20. 2024-02-26
    soldstatus $197,500
21. 2024-02-23
    soldstatus $197,500 1479-char remark

    Show marketing remark (1479 chars)

    Welcome to your tranquil escape nestled in the Alpine Lake Resort! This delightful abode provides the ideal sanctuary, where your mornings can commence in harmony with the great outdoors or you can snuggle up by the wood-burning stove on chilly nights. Recent renovations, such as a fresh roof, deck, porch, and a new coat of paint, have prepared this residence to envelop you in cozy comfort. Enter and be welcomed by a distinct architectural element. The natural landscape encompassing the property fosters a peaceful atmosphere, enhanced by a spacious rear deck, offering ample room to relax and savor the picturesque vistas. Harness the convenience of Smart Home Alexa lighting and climate control to effortlessly set the mood and ambiance to your liking. For environmentally conscious homeowners, there's a 30A EV charging station available, ready to power your electric vehicle. Revel in the resort-style offerings of the Alpine Lake Resort, granting access to the lake, beaches, and indoor swimming pool. Tee off at the 18-hole golf course, partake in friendly matches at the tennis and pickleball courts, or explore the nearby nature trails. After an active day, treat yourself to a delicious meal at the lodge's restaurant, followed by a refreshing dip in the heated indoor pool. Seize the chance to claim this peaceful haven as your very own. Reach out to me today to arrange a viewing and uncover the serenity and happiness that await you in this Alpine Lake treasure!

22. 2023-10-26
    listed $209,000 1479-char remark

    Show marketing remark (1479 chars)

    Welcome to your tranquil escape nestled in the Alpine Lake Resort! This delightful abode provides the ideal sanctuary, where your mornings can commence in harmony with the great outdoors or you can snuggle up by the wood-burning stove on chilly nights. Recent renovations, such as a fresh roof, deck, porch, and a new coat of paint, have prepared this residence to envelop you in cozy comfort. Enter and be welcomed by a distinct architectural element. The natural landscape encompassing the property fosters a peaceful atmosphere, enhanced by a spacious rear deck, offering ample room to relax and savor the picturesque vistas. Harness the convenience of Smart Home Alexa lighting and climate control to effortlessly set the mood and ambiance to your liking. For environmentally conscious homeowners, there's a 30A EV charging station available, ready to power your electric vehicle. Revel in the resort-style offerings of the Alpine Lake Resort, granting access to the lake, beaches, and indoor swimming pool. Tee off at the 18-hole golf course, partake in friendly matches at the tennis and pickleball courts, or explore the nearby nature trails. After an active day, treat yourself to a delicious meal at the lodge's restaurant, followed by a refreshing dip in the heated indoor pool. Seize the chance to claim this peaceful haven as your very own. Reach out to me today to arrange a viewing and uncover the serenity and happiness that await you in this Alpine Lake treasure!

23. 2021-05-04
    soldstatus $209,000
24. 2021-04-30
    soldstatus $209,000 482-char remark

    Show marketing remark (482 chars)

    This Terra Alta home makes for a peaceful escape! Sip your morning coffee in the company of nearby wildlife, or curled up by the interior’s wood stove. Additional features: New HE heat/air, Smart Home Alexa lighting & climate control, 30A EV charging station, and Alpine Lake Resort ensures endless entertainment with access to the lake, beaches, and indoor pool. Unwind with a round of golf or tennis, explore nature trails, and top it all off with a meal at the lodge.

25. 2021-02-09
    listed $209,000 482-char remark

    Show marketing remark (482 chars)

    This Terra Alta home makes for a peaceful escape! Sip your morning coffee in the company of nearby wildlife, or curled up by the interior’s wood stove. Additional features: New HE heat/air, Smart Home Alexa lighting & climate control, 30A EV charging station, and Alpine Lake Resort ensures endless entertainment with access to the lake, beaches, and indoor pool. Unwind with a round of golf or tennis, explore nature trails, and top it all off with a meal at the lodge.

ⓘ 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: $637 · $53/mo
• Projected year-2 tax: $1,328 · $111/mo
• Expected delta: +$690/yr (+$58/mo · 108.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥89°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: $26,107
• − Mortgage interest: −$12,603
• − Property taxes: −$637
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,089
• − Management: −$2,089
• − Depreciation: −$6,545
• Taxable income: $1,019
• Est. tax owed @ 24.0%: −$245
• After-tax cash flow: $4,459/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: Preston County Schools
• NCES district ID: 5401170
• Math proficiency: 22% ▼ -8.00%
• Reading proficiency: 33% ▼ -6.00%
• Median HH income: $43,997
• Composite: 23.51/100
• National rank: #7869
• State rank: #39 of 55 in WV

Livability — Terra Alta

• Score: 61/100
• State rank: #196
• US rank: #17622

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,349

Population outlook (Preston County) Hauer SSP2

• Today (2025): 33,786 people
• By 2030: 33,618 · -0.5%
• By 2040: 32,953 · -2.5%
• By 2050: 32,131 · -4.9%
• By 2075: 30,774 · -8.9%
• By 2100: 27,037 · -20.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 7%
• Common ancestry: Slovak 4% Italian 2% Lithuanian 2%
• Foreign-born: 0%

Political lean MEDSL · Preston

• 2024 margin: Solid R (+57.0) · D 20.5% · R 77.5% · Other 2.1%
• 2008→2024 swing: -30.5pp toward R · 2008: -26.5pp · 2024: -57.0pp
• All cycles: 2024: R+57.0 2020: R+55.1 2016: R+55.8 2012: R+44.4 2008: R+26.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.70%
• Current HPI: 294.2344
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+7.7% since first listed

9 events — show timeline

• 2026-04-18 Price Changed $225,000 NCWVREIN
• 2026-03-12 Price Changed $235,000 NCWVREIN
• 2026-02-13 Listed $245,000 NCWVREIN
• 2024-02-26 Sold (Public Records) $197,500 Public Records
• 2024-02-23 Sold (MLS) $197,500 NCWVREIN
• 2023-10-26 Listed $209,000 NCWVREIN
• 2021-05-04 Sold (Public Records) $209,000 Public Records
• 2021-04-30 Sold (MLS) $209,000 NCWVREIN
• 2021-02-09 Listed $209,000 NCWVREIN

Property tax history

-0.7%/yr

Latest (2025): $637 · -7.4% YoY. Source: county tax records.