233 Kingfisher Rd · Addison (Webster Springs), WV 26288

$75,000

4 bd · 1.0 ba · 1,061 sqft · SingleFamily public records · 236 Days on market

Built 1925 1.75 ac lot $71/sqft · 11% above area Est $80k · 6% 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 +28.9/30.0
• ARV discount +10.2/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Appreciation +6.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Conveniently Located in the Country 4 bedroom, 1 1/2 bath home between Webster Springs and Cowen, WV with detached garage on 1.75 Acres. Property features Open Living Space with Main Floor Bedroom, Bathrooms and Laundry with Basement Bonus Room, Covered Patio, Apple Trees, city water, septic, high speed internet and cell phone service.

Key facts

• High speed internet
• City water
• Open living space

Tags

• OPEN LIVING SPACE
• MAIN FLOOR BEDROOM
• BASEMENT BONUS ROOM
• DETACHED GARAGE
• CITY WATER
• HIGH SPEED INTERNET

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $255 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($979 rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Webster County Schools (rural): math 23% / reading 31% proficiency, ranked #45 of 55 in WV (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 17 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($519 loan paydown + $2k appreciation (2.3% local appreciation)).
• Webster County population projected at -40% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.3% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 236 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 236 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 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.31% ✓
• Cap rate: 10.38%
• Cash-on-cash: 14.60%
• DSCR: 1.65
• GRM: 6.4

CMA / ARV

• ARV (median comp): $79,789
• List price: $75,000
• Delta: -6.00%
• Verdict: FAIR
• Comps: 10 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
669 Webster Rd	0.56mi	3/1.0 (-1)	1,200 (+13%)	15mo	$65,000	$54	35

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

Projected returns pro-forma

2.28% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.6%
• Equity multiple: 2.07×
• Total profit: $22,500
• Equity at exit: $30,722

10-year hold

• IRR: 21.4%
• Equity multiple: 3.90×
• Total profit: $60,940
• Equity at exit: $45,134

Cash invested: $21,000 (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 26288

• Home prices YoY: 1.7%
• Active inventory: 17
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $979 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $255

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 69%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $75,000 Active 236 DOM
2. 2026-06-17
   days on market $75,000 Active 235 DOM
3. 2026-06-16
   days on market $75,000 Active 234 DOM
4. 2026-06-15
   days on market $75,000 Active 233 DOM
5. 2026-06-15
   days on market $75,000 Active 232 DOM
6. 2026-06-13
   days on market $75,000 Active 231 DOM
7. 2026-06-12
   days on market $75,000 Active 230 DOM
8. 2026-06-09
   days on market $75,000 Active 227 DOM
9. 2026-06-08
   days on market $75,000 Active 226 DOM
10. 2026-06-08
    days on market $75,000 Active 225 DOM
11. 2026-06-07
    days on market $75,000 Active 224 DOM
12. 2026-06-04
    days on market $75,000 Active 222 DOM
13. 2026-06-03
    days on market $75,000 Active 221 DOM
14. 2026-06-02
    days on market $75,000 Active 220 DOM
15. 2026-06-01
    days on market $75,000 Active 219 DOM
16. 2026-05-31
    days on market $75,000 Active 218 DOM
17. 2026-04-14
    status Active 337-char remark

    Show marketing remark (337 chars)

    Conveniently Located in the Country 4 bedroom, 1 1/2 bath home between Webster Springs and Cowen, WV with detached garage on 1.75 Acres. Property features Open Living Space with Main Floor Bedroom, Bathrooms and Laundry with Basement Bonus Room, Covered Patio, Apple Trees, city water, septic, high speed internet and cell phone service.

18. 2025-09-11
    listed $75,000 Active 337-char remark

    Show marketing remark (337 chars)

    Conveniently Located in the Country 4 bedroom, 1 1/2 bath home between Webster Springs and Cowen, WV with detached garage on 1.75 Acres. Property features Open Living Space with Main Floor Bedroom, Bathrooms and Laundry with Basement Bonus Room, Covered Patio, Apple Trees, city water, septic, high speed internet and cell phone service.

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,754
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$940
• − Management: −$940
• − Depreciation: −$2,182
• Taxable income: $1,990
• Est. tax owed @ 24.0%: −$478
• After-tax cash flow: $2,588/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: Webster County Schools
• NCES district ID: 5401530
• Math proficiency: 23% ▼ -1.00%
• Reading proficiency: 31% ▼ -3.00%
• Median HH income: $30,013
• Composite: 21.78/100
• National rank: #8252
• State rank: #45 of 55 in WV

Livability — Addison (Webster Springs)

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 2,958

Population outlook (Webster County) Hauer SSP2

• Today (2025): 7,604 people
• By 2030: 6,943 · -8.7%
• By 2040: 5,661 · -25.6%
• By 2050: 4,557 · -40.1%
• By 2075: 2,883 · -62.1%
• By 2100: 2,096 · -72.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 5%
• Common ancestry: Iranian 4% Slovak 3% Serbian 1%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Webster

• 2024 margin: Solid R (+66.7) · D 16.0% · R 82.7% · Other 1.4%
• 2008→2024 swing: -72.1pp toward R · 2008: 5.4pp · 2024: -66.7pp
• All cycles: 2024: R+66.7 2020: R+63.2 2016: R+58.5 2012: R+28.0 2008: D+5.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.28%
• Current HPI: 133.4561
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-04-14 Relisted — NCWVREIN
• 2025-09-11 Listed $75,000 NCWVREIN

Property tax history

-5.1%/yr

Latest (2025): $148 · +0.0% YoY. Source: county tax records.