125 W Mccutcheon · Addison (Webster Springs), WV 26288

$65,000

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 122 Days on market

Built 1942 6,534 sqft lot $64/sqft · at area comps Est $67k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +8.8/15.0
• 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

Enjoy Single Level Living at this Home in a great location on a side street of town and within close proximity of shopping, library, grade school, dining plus Elk River. Home is 3 bedroom, 1 bath with Eat-in Kitchen, spacious living room and laundry room. Property features level lot, outbuilding, all city utilities plus cell service and high speed internet.

Key facts

• Great location
• Single level living
• Level lot

Tags

• SINGLE LEVEL LIVING
• GREAT LOCATION
• CLOSE PROXIMITY OF SHOPPING
• EAT-IN KITCHEN
• SPACIOUS LIVING ROOM
• LEVEL LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $331 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($926 rent vs $65k).
• Recommended offer: $57k (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 ($449 loan paydown + $1k 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $48k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 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 1942 — 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: 1.42% ✓
• Cap rate: 12.40%
• Cash-on-cash: 21.82%
• DSCR: 1.97
• GRM: 5.9

CMA / ARV

• ARV (median comp): $66,943
• List price: $65,000
• Delta: -2.90%
• Verdict: FAIR
• Comps: 11 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
455 Cherry Fls	0.33mi	2/1.0	1,050 (+4%)	2mo	$55,000	$52	76
409 S Union	0.14mi	3/2.0 (+1)	1,096 (+9%)	23mo	$150,000	$137	50

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: 26.6%
• Equity multiple: 2.45×
• Total profit: $26,451
• Equity at exit: $26,626

10-year hold

• IRR: 27.9%
• Equity multiple: 4.72×
• Total profit: $67,739
• Equity at exit: $39,116

Cash invested: $18,200 (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: 5.9×

Monthly cashflow live

• Estimated rent: $926 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$33 /mo · $390/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $331

Break-even live

Break-even rent $507

Max offer price $65,000

Occupancy floor 59%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $65,000 Active 122 DOM
2. 2026-06-17
   days on market $65,000 Active 121 DOM
3. 2026-06-16
   days on market $65,000 Active 120 DOM
4. 2026-06-15
   days on market $65,000 Active 119 DOM
5. 2026-06-15
   days on market $65,000 Active 118 DOM
6. 2026-06-13
   days on market $65,000 Active 117 DOM
7. 2026-06-12
   days on market $65,000 Active 116 DOM
8. 2026-06-09
   days on market $65,000 Active 113 DOM
9. 2026-06-08
   days on market $65,000 Active 112 DOM
10. 2026-06-08
    days on market $65,000 Active 111 DOM
11. 2026-06-07
    days on market $65,000 Active 110 DOM
12. 2026-06-04
    days on market $65,000 Active 108 DOM
13. 2026-06-03
    days on market $65,000 Active 107 DOM
14. 2026-06-02
    days on market $65,000 Active 106 DOM
15. 2026-06-01
    days on market $65,000 Active 105 DOM
16. 2026-05-31
    days on market $65,000 Active 104 DOM
17. 2026-04-15
    price $65,000 359-char remark

    Show marketing remark (359 chars)

    Enjoy Single Level Living at this Home in a great location on a side street of town and within close proximity of shopping, library, grade school, dining plus Elk River. Home is 3 bedroom, 1 bath with Eat-in Kitchen, spacious living room and laundry room. Property features level lot, outbuilding, all city utilities plus cell service and high speed internet.

18. 2026-02-17
    listed $75,000 Active 359-char remark

    Show marketing remark (359 chars)

    Enjoy Single Level Living at this Home in a great location on a side street of town and within close proximity of shopping, library, grade school, dining plus Elk River. Home is 3 bedroom, 1 bath with Eat-in Kitchen, spacious living room and laundry room. Property features level lot, outbuilding, all city utilities plus cell service and high speed internet.

19. 2025-01-29
    soldstatus $48,000

ⓘ 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: $390 · $33/mo
• Projected year-2 tax: $390 · $33/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 50% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 9 d/yr ≥90°F today · 27 d/yr by 30 yrs out
• 💨 Wind 1/10 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: $11,111
• − Mortgage interest: −$3,641
• − Property taxes: −$390
• − Insurance: −$325
• − Repairs & maintenance: −$889
• − Management: −$889
• − Depreciation: −$1,891
• Taxable income: $3,086
• Est. tax owed @ 24.0%: −$741
• After-tax cash flow: $3,231/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

• Census place: Addison (Webster Springs), WV
• 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

+35.4% since first listed

3 events — show timeline

• 2026-04-15 Price Changed $65,000 NCWVREIN
• 2026-02-17 Listed $75,000 NCWVREIN
• 2025-01-29 Sold (Public Records) $48,000 Public Records

Property tax history

+112.5%/yr

Latest (2025): $390 · +4095.5% YoY. Source: county tax records.