12555 Mclane Pike · Sissonville, WV 25124

$79,000

2 bd · 1.0 ba · 1,054 sqft · SingleFamily · 162 Days on market

2.14 ac lot ↓ 7% 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 +27.1/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Appreciation +4.5/10.0
• Schools +3.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Private, secluded country get-a-way. Exterior updated, newer vinyl siding, newer foundation, newer windows, roof, wiring, plumbing, newer balcony, 6x10 outbuilding, city water and septic tank. Interior is ready for your completion.

Key facts

• Newer foundation
• Newer balcony
• Newer vinyl siding

Tags

• NEWER VINYL SIDING
• NEWER FOUNDATION
• NEWER WINDOWS
• NEWER BALCONY
• 6X10 OUTBUILDING
• CITY WATER

Property features AI

Exterior

• Utilities: Public water; Septic tank sewer
• Home design: Single-family residence; Two levels (2 stories)
• Construction: Frame construction; Composition shingle roof
• Exterior features: Porch

Interior

• Kitchen: Refrigerator
• Bedrooms: Total rooms: 4
• Flooring: Hardwood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Forced air
• Interior features: Eat-in kitchen; Insulated windows; Fireplace (1)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $158 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($975 rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 4.1% in Sissonville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 62/100 on livability (#183 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: employment D+, amenities F, commute F.
• Putnam County Schools (suburban): math 40% / reading 50% proficiency, ranked #2 of 55 in WV (top 4%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Confidence Elementary (math 24% / reading 44%, grade F, #148 of 377 statewide, top 49%, 104 students, 0% FRL); Poca Middle School (math 25% / reading 39%, grade F, #46 of 109 statewide, top 46%, 309 students, 0% FRL); Poca High School (math 17% / reading 47%, grade F, #55 of 110 statewide, top 59%, 446 students, 0% FRL) — zoned schools average 0% FRL vs 33% district-wide (33 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 33% at this address vs 45% district-wide (-12 pts) — the specific schools serving this property underperform the Putnam County Schools average; the district grade overstates school quality for this exact location.
• Market conditions: 5 active listings in the ZIP; 111 units permitted in Putnam County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.0%/yr); year-one equity from $546 of loan paydown is wiped out by about $777 of value loss. Plan a longer hold.
• At projected returns (-1.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 162 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $6k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.23% ✓
• Cap rate: 9.70%
• Cash-on-cash: 12.17%
• DSCR: 1.54
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.98% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.3%
• Equity multiple: 1.19×
• Total profit: $4,222
• Equity at exit: $19,130

10-year hold

• IRR: 10.8%
• Equity multiple: 2.06×
• Total profit: $23,346
• Equity at exit: $20,139

Cash invested: $22,120 (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 25124

• Home prices YoY: -0.8%
• Active inventory: 5
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $975 medium
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,185/yr
• Insurance: −$33
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $158

Break-even live

Break-even rent $775

Max offer price $79,000

Occupancy floor 79%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $79,000 Active 162 DOM
2. 2026-06-18
   days on market $79,000 Active 161 DOM
3. 2026-06-17
   days on market $79,000 Active 160 DOM
4. 2026-06-16
   days on market $79,000 Active 159 DOM
5. 2026-06-15
   days on market $79,000 Active 158 DOM
6. 2026-06-14
   days on market $79,000 Active 156 DOM
7. 2026-06-12
   days on market $79,000 Active 155 DOM
8. 2026-06-09
   days on market $79,000 Active 152 DOM
9. 2026-06-08
   days on market $79,000 Active 151 DOM
10. 2026-06-07
    days on market $79,000 Active 150 DOM
11. 2026-06-03
    days on market $79,000 Active 146 DOM
12. 2026-06-02
    days on market $79,000 Active 145 DOM
13. 2026-06-01
    days on market $79,000 Active 144 DOM
14. 2026-05-31
    days on market $79,000 Active 143 DOM
15. 2026-05-30
    days on market $79,000 Active 142 DOM
16. 2026-05-21
    price $79,000
17. 2026-01-07
    listed $85,000 Active
18. 2025-06-18
    listed $85,000 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 19 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,701
• − Mortgage interest: −$4,425
• − Property taxes: −$1,185
• − Insurance: −$1,192
• − Repairs & maintenance: −$936
• − Management: −$936
• − Depreciation: −$2,298
• Taxable income: $728
• Est. tax owed @ 24.0%: −$175
• After-tax cash flow: $1,720/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: Putnam County Schools
• NCES district ID: 5401200
• Math proficiency: 40% ▼ -13.00%
• Reading proficiency: 50% ▼ -6.00%
• Median HH income: $54,783
• Composite: 39.06/100
• National rank: #4060
• State rank: #2 of 55 in WV

Livability — Sissonville

• Score: 62/100
• State rank: #183
• US rank: #16829

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,714

Population outlook (Putnam County) Hauer SSP2

• Today (2025): 58,915 people
• By 2030: 59,400 · +0.8%
• By 2040: 59,444 · +0.9%
• By 2050: 58,510 · -0.7%
• By 2075: 54,603 · -7.3%
• By 2100: 46,202 · -21.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Serbian 5% Lithuanian 3% Slovak 1%

Political lean MEDSL · Putnam

• 2024 margin: Solid R (+46.3) · D 25.9% · R 72.2% · Other 1.9%
• 2008→2024 swing: -22.8pp toward R · 2008: -23.5pp · 2024: -46.3pp
• All cycles: 2024: R+46.3 2020: R+42.6 2016: R+47.8 2012: R+37.1 2008: R+23.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.98%
• Current HPI: 129.2048
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-7.1% since first listed

3 events — show timeline

• 2026-05-21 Price Changed $79,000 KVBOR
• 2026-01-07 Listed $85,000 KVBOR
• 2025-06-18 Listed $85,000 KVBOR