104 Vandale Ave · Spencer, WV 25276

$85,000

2 bd · 2.0 ba · 1,320 sqft · SingleFamily public records · 40 Days on market

Built 1920

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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 +27.3/30.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Appreciation +5.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

104 Vandale Avenue - Beautiful newly renovated 3 bedroom, 2 bath home with impressive features such as gorgeous hardwood floors, dining room (with built-ins), living room, kitchen and basement. This home has main floor bedroom and bath with walk-in closet! Home has covered front porch, off street concrete parking pad, and level back yard. Within walking distance to town, great location! House payment less than rent. .. $55,900

Key facts

• Kitchen
• Living room
• Basement

Tags

• HARDWOOD FLOORS
• DINING ROOM
• LIVING ROOM
• KITCHEN
• BASEMENT
• MAIN FLOOR BEDROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $247 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#69 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Roane County Schools (rural): math 18% / reading 34% proficiency, ranked #47 of 55 in WV (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 25 active listings in the ZIP; 21 units permitted in Roane County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($588 loan paydown + $1k appreciation (1.3% local appreciation)).
• Roane County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.3% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 8→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.24% ✓
• Cap rate: 9.78%
• Cash-on-cash: 12.44%
• DSCR: 1.55
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.33% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.1%
• Equity multiple: 1.79×
• Total profit: $18,695
• Equity at exit: $30,476

10-year hold

• IRR: 18.3%
• Equity multiple: 3.28×
• Total profit: $54,257
• Equity at exit: $41,651

Cash invested: $23,800 (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 25276

• Home prices YoY: 0.9%
• Active inventory: 25
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,056 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $247

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 72%

Sensitivity live

Price	-10% $306	-5% $276	+0% $247	+5% $217	+10% $188
Rent	-10% $163	-5% $205	+0% $247	+5% $289	+10% $330
Rate	-1.0pp $290	-0.5pp $268	base $247	+0.5pp $225	+1.0pp $202

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $85,000 Active 40 DOM
2. 2026-06-21
   days on market $85,000 Active 39 DOM
3. 2026-06-18
   days on market $85,000 Active 37 DOM
4. 2026-06-17
   days on market $85,000 Active 36 DOM
5. 2026-06-16
   days on market $85,000 Active 35 DOM
6. 2026-06-15
   days on market $85,000 Active 34 DOM
7. 2026-06-15
   days on market $85,000 Active 33 DOM
8. 2026-06-13
   days on market $85,000 Active 32 DOM
9. 2026-06-12
   days on market $85,000 Active 31 DOM
10. 2026-06-09
    days on market $85,000 Active 28 DOM
11. 2026-06-08
    days on market $85,000 Active 27 DOM
12. 2026-06-08
    days on market $85,000 Active 26 DOM
13. 2026-06-07
    days on market $85,000 Active 25 DOM
14. 2026-06-04
    days on market $85,000 Active 23 DOM
15. 2026-06-03
    days on market $85,000 Active 22 DOM
16. 2026-06-02
    days on market $85,000 Active 21 DOM
17. 2026-06-01
    days on market $85,000 Active 20 DOM
18. 2026-05-31
    days on market $85,000 Active 19 DOM
19. 2026-05-12
    listed $85,000 Active
20. 2023-06-23
    soldstatus $75,636

ⓘ 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 2/10 Low FEMA zone X (unshaded) · 6% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 8 d/yr ≥100°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 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: $12,672
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,014
• − Management: −$1,014
• − Depreciation: −$2,473
• Taxable income: $1,710
• Est. tax owed @ 24.0%: −$410
• After-tax cash flow: $2,551/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: Roane County Schools
• NCES district ID: 5401320
• Math proficiency: 18% ▼ -7.00%
• Reading proficiency: 34% ▼ -4.00%
• Median HH income: $30,703
• Composite: 20.98/100
• National rank: #8468
• State rank: #47 of 55 in WV

Livability — Spencer

• Score: 69/100
• State rank: #69
• US rank: #8422

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Spencer, WV
• Population (ZIP): 7,355

Population outlook (Roane County) Hauer SSP2

• Today (2025): 13,290 people
• By 2030: 12,565 · -5.5%
• By 2040: 11,119 · -16.3%
• By 2050: 9,894 · -25.6%
• By 2075: 7,698 · -42.1%
• By 2100: 6,110 · -54.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Serbian 1% Iranian 1% Lithuanian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Roane

• 2024 margin: Solid R (+53.8) · D 22.1% · R 75.9% · Other 2.1%
• 2008→2024 swing: -46.1pp toward R · 2008: -7.8pp · 2024: -53.8pp
• All cycles: 2024: R+53.8 2020: R+47.9 2016: R+48.8 2012: R+20.8 2008: R+7.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.33%
• Current HPI: 155.2136
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+12.4% since first listed

2 events — show timeline

• 2026-05-12 Listed $85,000 FSBO.com
• 2023-06-23 Sold (Public Records) $75,636 Public Records

Property tax history

-11.9%/yr

Latest (2025): $117 · +17.6% YoY. Source: county tax records.