2684 Fish Hatchery Rd · Elizabeth, WV 26183

$67,500

2 bd · 1.0 ba · 576 sqft · SingleFamily · 13 Days on market

Fair condition 0.33 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Super cute cabin on nearly . 5 Acres with direct river access to the Little Kanawha River. 2 BR 1 Bath home with great deck to enjoy your river views. Home comes fully furnished and is a great getaway weekend spot, vacation property, investment home or usefor full time living! Metal Roof and new refrigerator are just a couple of the features you'll love.

Key facts

• Great deck
• Direct river access
• New flooring

Tags

• DIRECT RIVER ACCESS
• GREAT DECK
• FULLY FURNISHED
• NEW REFRIGERATOR
• NEW FLOORING

Property features AI

Exterior

• Parking: Other parking
• Utilities: Public water; Septic tank
• Home design: Single family residence; 1 story
• Construction: Frame construction
• Exterior features: Metal roof; Waterfront lot with river access; Has a view

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall furnace; Window unit(s) for cooling
• Interior features: Eat-in kitchen; Insulated windows; No basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $68k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).

Location & tenants

• Location reads 60/100 on livability (#221 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B+; Watch: health & safety D, amenities F, commute F.
• Wirt County Schools (rural): math 35% / reading 39% proficiency, ranked #10 of 55 in WV (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Wirt County Primary Center (math 42% / reading 37%, grade F, #108 of 377 statewide, top 33%, 338 students, 0% FRL); Wirt County Middle School (math 35% / reading 40%, grade F, #27 of 109 statewide, top 24%, 294 students, 0% FRL); Wirt County High School (math 15% / reading 44%, grade F, #66 of 110 statewide, top 61%, 295 students, 0% FRL) — zoned schools average 0% FRL vs 55% district-wide (55 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 1 active listings in the ZIP; 14 units permitted in Wirt County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($467 loan paydown + $2k appreciation (3.0% local appreciation)).
• Wirt County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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 $53k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,500

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.54% ✓
• Cap rate: 12.62%
• Cash-on-cash: 22.59%
• DSCR: 2.01
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 21.3%
• Equity multiple: 2.21×
• Total profit: $22,908
• Equity at exit: $30,351

10-year hold

• IRR: 22.4%
• Equity multiple: 4.23×
• Total profit: $61,108
• Equity at exit: $46,774

Cash invested: $18,900 (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 26183

• Active inventory: 1
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,041 medium
• Mortgage (P&I): −$354
• Tax est. 1.5%: −$84 /mo · $1,012/yr
• Insurance: −$28
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $231

Break-even live

Break-even rent $749

Max offer price $67,500

Occupancy floor 73%

Sensitivity live

Price	-10% $277	-5% $254	+0% $231	+5% $207	+10% $184
Rent	-10% $148	-5% $189	+0% $231	+5% $272	+10% $313
Rate	-1.0pp $265	-0.5pp $248	base $231	+0.5pp $213	+1.0pp $195

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: $16,875
• Closing costs: $2,025
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-14
   listed $67,500 Active
2. 2021-06-09
   soldstatus $53,000 357-char remark

   Show marketing remark (357 chars)

   Super cute cabin on nearly . 5 Acres with direct river access to the Little Kanawha River. 2 BR 1 Bath home with great deck to enjoy your river views. Home comes fully furnished and is a great getaway weekend spot, vacation property, investment home or usefor full time living! Metal Roof and new refrigerator are just a couple of the features you'll love.

3. 2021-04-03
   listed $59,900 357-char remark

   Show marketing remark (357 chars)

   Super cute cabin on nearly . 5 Acres with direct river access to the Little Kanawha River. 2 BR 1 Bath home with great deck to enjoy your river views. Home comes fully furnished and is a great getaway weekend spot, vacation property, investment home or usefor full time living! Metal Roof and new refrigerator are just a couple of the features you'll love.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,490
• − Mortgage interest: −$3,781
• − Property taxes: −$1,012
• − Insurance: −$1,840
• − Repairs & maintenance: −$999
• − Management: −$999
• − Depreciation: −$1,964
• Taxable income: $1,894
• Est. tax owed @ 24.0%: −$455
• After-tax cash flow: $2,312/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This cabin requires significant repairs and maintenance to improve its condition and increase its value. Key areas needing attention include the exterior, roof, deck, and siding. Painting and repairing these elements will significantly enhance the home's curb appeal and value.

Repairs flagged

• Major siding — Significant wear and tear
• Major roof — Metal roof appears aged
• Major deck — Worn wooden deck
• Major interior walls — Painted walls show wear

Value-add opportunities

• Both paint exterior — Enhances curb appeal and value
• Both repair deck — Improves functionality and aesthetics
• Both replace siding — Restores home's appearance and value
• Both replace roof — Ensures long-term durability and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant wear and tear	Major	$15,000–50,000
roof · Metal roof appears aged	Major	$15,000–50,000
deck · Worn wooden deck	Major	$15,000–50,000
interior walls · Painted walls show wear	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both paint exterior — Enhances curb appeal and value ↑
• Both repair deck — Improves functionality and aesthetics ↑
• Both replace siding — Restores home's appearance and value ↑
• Both replace roof — Ensures long-term durability and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Wirt County Schools
• NCES district ID: 5401590
• Math proficiency: 35% ▼ -2.00%
• Reading proficiency: 39% ▲ 1.00%
• Median HH income: $38,211
• Composite: 30.87/100
• National rank: #6124
• State rank: #10 of 55 in WV

Livability — Elizabeth

• Score: 60/100
• State rank: #221
• US rank: #19428

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+12.7% since first listed

3 events — show timeline

• 2026-05-14 Listed $67,500 KVBOR
• 2021-06-09 Sold (MLS) $53,000 KVBOR
• 2021-04-03 Listed $59,900 KVBOR