72 Greenbrier St · Camden-on-Gauley, WV 26208

$75,000

3 bd · 2.0 ba · 900 sqft · SingleFamily · 8 Days on market

Built 1949 0.75 ac lot

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Why this score? — see what drove the C+ 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 +24.7/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Appreciation +6.4/10.0
• 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

Come enjoy relaxing on the deck of this 3 bedroom, 2 bath home near the Gauley River. Property features 20'x40' detached garage, city water, septic, high speed internet and cell phone service available, new flooring, electric central heat, or coal & wood furnace.

Key facts

• High speed internet
• 0.75 acres
• Propane furnace

Tags

• EAT-IN KITCHEN
• PROPANE FURNACE
• CITY WATER
• HIGH SPEED INTERNET
• LARGE DETACHED GARAGE
• 0.75 ACRES

Property features AI

Exterior

• Parking: Detached garage; 2 garage spaces; Off-street and on-street parking available
• Utilities: Public water; Septic tank; Cable available
• Home design: Single family detached residence; 2 stories
• Construction: Aluminum siding with frame construction; Shingle roof
• Exterior features: Deck; Level and sloped lot

Interior

• Kitchen: Microwave
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Propane heating
• Interior features: Entrance foyer; Concrete, unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $157 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($855 rent vs $75k).

Location & tenants

• Location reads: area grade C — 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.
• Zoned schools: Glade Elementary School (math 17% / reading 27%, grade F, #324 of 377 statewide, top 89%, 378 students, 0% FRL); Webster County High School (math 22% / reading 32%, grade F, #79 of 110 statewide, top 78%, 526 students, 0% FRL) — zoned schools average 0% FRL vs 57% district-wide (57 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 4 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($519 loan paydown + $2k appreciation (2.9% 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 (2.9% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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 $55k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,000

Questions for the listing agent

1. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.14% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.96%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.6%
• Equity multiple: 1.89×
• Total profit: $18,625
• Equity at exit: $33,289

10-year hold

• IRR: 17.4%
• Equity multiple: 3.52×
• Total profit: $52,847
• Equity at exit: $50,966

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 26208

• Home prices YoY: 2.4%
• Active inventory: 4
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $855 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $157

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 77%

Sensitivity live

Price	-10% $209	-5% $183	+0% $157	+5% $131	+10% $105
Rent	-10% $89	-5% $123	+0% $157	+5% $191	+10% $224
Rate	-1.0pp $195	-0.5pp $176	base $157	+0.5pp $137	+1.0pp $118

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 8 events

1. 2026-06-18
   days on market $75,000 Active 8 DOM
2. 2026-06-17
   days on market $75,000 Active 7 DOM
3. 2026-06-16
   days on market $75,000 Active 6 DOM
4. 2026-06-15
   days on market $75,000 Active 5 DOM
5. 2026-06-15
   days on market $75,000 Active 4 DOM
6. 2026-06-13
   days on market $75,000 Active 3 DOM
7. 2026-06-12
   remarks 233-char remark
8. 2026-06-12
   listed $75,000 Active 2 DOM

ⓘ 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 ≥93°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 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: $10,255
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$820
• − Management: −$820
• − Depreciation: −$2,182
• Taxable income: $731
• Est. tax owed @ 24.0%: −$175
• After-tax cash flow: $1,706/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 — Camden-on-Gauley

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

Census & demographics

• Census place: Camden-on-Gauley, WV
• Population (ZIP): 853

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 (91%)
• Race & ethnicity: White 91% Two or more races 9%
• Common ancestry: German 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: ▲ 2.90%
• Current HPI: 124.1568
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+78.6% since first listed

5 events — show timeline

• 2026-06-11 Listed $75,000 NCWVREIN
• 2022-10-26 Sold (MLS) $55,000 NCWVREIN
• 2022-08-29 Listed $55,000 NCWVREIN
• 2022-06-13 Sold (MLS) $42,000 NCWVREIN
• 2021-08-30 Listed $42,000 NCWVREIN