372 Monroe St · Rupert, WV 25984

$69,000

3 bd · 1.0 ba · 1,769 sqft · SingleFamily · 173 Days on market

Built 1925 ↓ 13% since listing

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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
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

372 Monroe St, Rupert, WV. Opportunity to purchase 2 story, 3-4 BR, 1 bath house on corner lot on Monroe St and 5th St in downtown Rupert. Spacious rooms, new roof, new siding, new windows, central heat/air. Fixer upper, needs some floors, lighting, and updates. Nice Garage with paved floor and electric. 0.35 acres, level yard. Selling ''as is. '' Mask suggested due to animal smell. Bank Foreclosure.

Key facts

• Level yard
• New siding
• Paved floor

Tags

• NEW ROOF
• NEW SIDING
• NEW WINDOWS
• CENTRAL HEAT AIR
• LEVEL YARD
• PAVED FLOOR

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electricity available
• Home design: Residential property
• Construction: Metal roof; Block foundation; Built on a 0.35 acre lot
• Exterior features: Front porch; Property offers a view

Interior

• Flooring: Hardwood flooring; Laminate flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump (electric); Central air conditioning; Ceiling fan(s)
• Interior features: Ceiling fans; Laminate countertops; 10 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $402 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#287 in WV) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A; Watch: amenities F, commute F, employment F.
• Greenbrier County Schools (town): math 24% / reading 37% proficiency, ranked #31 of 55 in WV (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Rupert Elementary (math 17% / reading 27%, grade F, #324 of 377 statewide, top 89%, 174 students, 0% FRL); Western Greenbrier Middle School (math 16% / reading 31%, grade F, #91 of 109 statewide, top 85%, 264 students, 0% FRL); Greenbrier West High School (math 17% / reading 37%, grade F, #79 of 110 statewide, top 78%, 404 students, 0% FRL) — zoned schools average 0% FRL vs 49% district-wide (49 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 11 active listings in the ZIP; 74 units permitted in Greenbrier County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($477 loan paydown + $2k appreciation (3.0% local appreciation)).
• Greenbrier County population projected to shrink 7% 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 ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 173 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $60,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 173 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. 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?
6. 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.
7. 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.
8. 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: 1.61% ✓
• Cap rate: 13.29%
• Cash-on-cash: 24.99%
• DSCR: 2.11
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $219,356
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
181 Big Mountain Rd	0.50mi	3/1.5	1,655 (-6%)	12mo	$205,000	$124	54

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

Projected returns pro-forma

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

5-year hold

• IRR: 31.1%
• Equity multiple: 2.76×
• Total profit: $33,958
• Equity at exit: $31,025

10-year hold

• IRR: 31.4%
• Equity multiple: 5.40×
• Total profit: $85,003
• Equity at exit: $47,814

Cash invested: $19,320 (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 25984

• Active inventory: 11
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,113 medium
• Mortgage (P&I): −$362
• Tax est. 1.5%: −$86 /mo · $1,035/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $402

Break-even live

Break-even rent $604

Max offer price $69,000

Occupancy floor 59%

Sensitivity live

Price	-10% $450	-5% $426	+0% $402	+5% $379	+10% $355
Rent	-10% $314	-5% $358	+0% $402	+5% $446	+10% $490
Rate	-1.0pp $437	-0.5pp $420	base $402	+0.5pp $385	+1.0pp $366

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $69,000 Active 173 DOM
2. 2026-06-18
   days on market $69,000 Active 171 DOM
3. 2026-06-17
   days on market $69,000 Active 170 DOM
4. 2026-06-16
   days on market $69,000 Active 169 DOM
5. 2026-06-15
   days on market $69,000 Active 168 DOM
6. 2026-06-15
   days on market $69,000 Active 167 DOM
7. 2026-06-13
   days on market $69,000 Active 166 DOM
8. 2026-06-12
   days on market $69,000 Active 165 DOM
9. 2026-06-09
   days on market $69,000 Active 162 DOM
10. 2026-06-08
    days on market $69,000 Active 161 DOM
11. 2026-06-08
    days on market $69,000 Active 160 DOM
12. 2026-06-07
    days on market $69,000 Active 159 DOM
13. 2026-06-04
    days on market $69,000 Active 157 DOM
14. 2026-06-03
    days on market $69,000 Active 156 DOM
15. 2026-06-02
    days on market $69,000 Active 155 DOM
16. 2026-06-01
    days on market $69,000 Active 154 DOM
17. 2026-05-31
    days on market $69,000 Active 153 DOM
18. 2026-03-24
    price $69,000
19. 2025-12-26
    listed $79,000 Active

ⓘ 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 3/10 Moderate 8 d/yr ≥91°F today · 25 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $13,356
• − Mortgage interest: −$3,865
• − Property taxes: −$1,035
• − Insurance: −$345
• − Repairs & maintenance: −$1,068
• − Management: −$1,068
• − Depreciation: −$2,007
• Taxable income: $3,966
• Est. tax owed @ 24.0%: −$952
• After-tax cash flow: $3,877/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: Greenbrier County Schools
• NCES district ID: 5400390
• Math proficiency: 24% ▼ -14.00%
• Reading proficiency: 37% ▼ -10.00%
• Median HH income: $37,088
• Composite: 25.34/100
• National rank: #7477
• State rank: #31 of 55 in WV

Livability — Rupert

• Score: 54/100
• State rank: #287
• US rank: #23816

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rupert, WV
• Population (ZIP): 1,957

Population outlook (Greenbrier County) Hauer SSP2

• Today (2025): 35,394 people
• By 2030: 35,182 · -0.6%
• By 2040: 34,241 · -3.3%
• By 2050: 32,882 · -7.1%
• By 2075: 29,435 · -16.8%
• By 2100: 24,473 · -30.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 15% Black 3% Hispanic / Latino 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Greenbrier

• 2024 margin: Solid R (+42.1) · D 28.0% · R 70.1% · Other 1.9%
• 2008→2024 swing: -29.9pp toward R · 2008: -12.3pp · 2024: -42.1pp
• All cycles: 2024: R+42.1 2020: R+39.6 2016: R+41.2 2012: R+24.8 2008: R+12.3

Not yet ingested

• Civics: —

Market trends

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

Price history

-12.7% since first listed

2 events — show timeline

• 2026-03-24 Price Changed $69,000 GVBOR
• 2025-12-26 Listed $79,000 GVBOR