211 Blackbear Hl · Lewisburg, WV 24901

$75,000

3 bd · 2.0 ba · 1,716 sqft · SingleFamily public records · 26 Days on market

Built 2014

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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
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Build your dream home in the beautiful Greenbrier Valley. This 2 acre wooded corner lot in Bearclaw Estates offers both peaceful privacy and convenience. Enjoy a quiet community that is close to the Greenbrier Valley Airport, schools, downtown Lewisburg and the Greenbrier River Trail. HOA fee paid for 2026.

Key facts

• Close to schools
• Built 2014
• Listed 26 days

Tags

• 2 ACRE WOODED CORNER LOT
• CLOSE TO SCHOOLS
• CLOSE TO DOWNTOWN LEWISBURG
• HOA FEE PAID FOR 2026

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 $452 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.5% vs local median 1.1% in Lewisburg — 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 61/100 on livability (#211 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A-; Watch: schools D+, housing D+, amenities 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.
• Market conditions: 87 active listings in the ZIP; 74 units permitted in Greenbrier County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• 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 $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $73,875 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.62% ✓
• Cap rate: 13.53%
• Cash-on-cash: 25.84%
• DSCR: 2.15
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 19.5%
• Equity multiple: 1.79×
• Total profit: $16,663
• Equity at exit: $11,183

10-year hold

• IRR: 27.8%
• Equity multiple: 3.46×
• Total profit: $51,647
• Equity at exit: $6,485

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 24901

• Home prices YoY: -29.3%
• Active inventory: 87
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,214 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$82 /mo · $984/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $452

Break-even live

Break-even rent $641

Max offer price $75,000

Occupancy floor 58%

Sensitivity live

Price	-10% $495	-5% $473	+0% $452	+5% $431	+10% $410
Rent	-10% $356	-5% $404	+0% $452	+5% $500	+10% $548
Rate	-1.0pp $490	-0.5pp $471	base $452	+0.5pp $433	+1.0pp $413

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 19 events

1. 2026-06-21
   days on market $75,000 Active 26 DOM
2. 2026-06-21
   days on market $75,000 Active 25 DOM
3. 2026-06-18
   days on market $75,000 Active 23 DOM
4. 2026-06-17
   days on market $75,000 Active 22 DOM
5. 2026-06-16
   days on market $75,000 Active 21 DOM
6. 2026-06-15
   days on market $75,000 Active 20 DOM
7. 2026-06-15
   days on market $75,000 Active 19 DOM
8. 2026-06-13
   days on market $75,000 Active 18 DOM
9. 2026-06-12
   days on market $75,000 Active 17 DOM
10. 2026-06-09
    days on market $75,000 Active 14 DOM
11. 2026-06-08
    days on market $75,000 Active 13 DOM
12. 2026-06-08
    days on market $75,000 Active 12 DOM
13. 2026-06-07
    days on market $75,000 Active 11 DOM
14. 2026-06-04
    days on market $75,000 Active 9 DOM
15. 2026-06-03
    days on market $75,000 Active 8 DOM
16. 2026-06-02
    days on market $75,000 Active 7 DOM
17. 2026-06-01
    days on market $75,000 Active 6 DOM
18. 2026-05-31
    days on market $75,000 Active 5 DOM
19. 2026-05-26
    listed $75,000 Active

ⓘ 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: $984 · $82/mo
• Projected year-2 tax: $984 · $82/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,565
• − Mortgage interest: −$4,201
• − Property taxes: −$984
• − Insurance: −$375
• − Repairs & maintenance: −$1,165
• − Management: −$1,165
• − Depreciation: −$2,182
• Taxable income: $4,492
• Est. tax owed @ 24.0%: −$1,078
• After-tax cash flow: $4,349/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 — Lewisburg

• Score: 61/100
• State rank: #211
• US rank: #18465

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,022

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 (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 2% Asian 2%
• Common ancestry: Serbian 3% Italian 2% Slovak 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 94% English-only · Spanish 1% German/W. Germanic 1% Chinese 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: ▼ -62.32%
• Current HPI: 150.4919
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-26 Listed $75,000 FSBO.com

Property tax history

-0.7%/yr

Latest (2025): $984 · +4.7% YoY. Source: county tax records.