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

$38,000

4 bd · 2.0 ba · 2,000 sqft · SingleFamily · 398 Days on market

Built 1930 Poor condition 5,663 sqft lot $19/sqft · 54% below area ↓ 5% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Schools +2.2/10.0
• Condition / age +1.0/5.0

Listing remarks MLS

Make this Grand Older Home Grand Again with your own special touch! Home features lots of characters to be brought back to its beauty with a Little Love! Home has hardwood floors throughout, high ceilings, Spacious wrap around sunporch, large bedrooms, main level laundry, all city utilities available, plus high speed internet and cell phone available

Key facts

• High speed internet
• Wrap around sunporch
• Main level laundry

Tags

• HARDWOOD FLOORS
• HIGH CEILINGS
• WRAP AROUND SUNPORCH
• MAIN LEVEL LAUNDRY
• HIGH SPEED INTERNET

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $38k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $666 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $38k).
• Recommended offer: $33k (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.
• 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 $1k of equity ($263 loan paydown + $1k 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 398 days — a 12% lower offer ($33k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $2k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $33,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 398 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 3.09% ✓
• Cap rate: 27.33%
• Cash-on-cash: 75.15%
• DSCR: 4.34
• GRM: 2.7

CMA / ARV

• ARV (median comp): $82,187
• List price: $38,000
• Delta: -53.76%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 Lost Ln	0.24mi	4/1.0	1,800 (-10%)	2mo	$50,000	$28	66
207 Cooncreek Rd	0.37mi	3/1.5 (-1)	2,066 (+3%)	16mo	$92,000	$45	57

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 79.6%
• Equity multiple: 5.40×
• Total profit: $46,825
• Equity at exit: $16,866

10-year hold

• IRR: 79.2%
• Equity multiple: 11.10×
• Total profit: $107,508
• Equity at exit: $25,823

Cash invested: $10,640 (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: 2.7×

Monthly cashflow live

• Estimated rent: $1,176 medium
• Mortgage (P&I): −$199
• Tax est. 1.5%: −$48 /mo · $570/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $666

Break-even live

Break-even rent $332

Max offer price $38,000

Occupancy floor 38%

Sensitivity live

Price	-10% $693	-5% $679	+0% $666	+5% $653	+10% $640
Rent	-10% $573	-5% $620	+0% $666	+5% $713	+10% $759
Rate	-1.0pp $685	-0.5pp $676	base $666	+0.5pp $656	+1.0pp $646

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: $9,500
• Closing costs: $1,140
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-09
   status $38,000 Pending 398 DOM
2. 2026-06-08
   days on market $38,000 Active 398 DOM
3. 2026-06-08
   days on market $38,000 Active 397 DOM
4. 2026-06-07
   days on market $38,000 Active 396 DOM
5. 2026-06-04
   days on market $38,000 Active 394 DOM
6. 2026-06-03
   days on market $38,000 Active 393 DOM
7. 2026-06-02
   days on market $38,000 Active 392 DOM
8. 2026-06-01
   days on market $38,000 Active 391 DOM
9. 2026-05-31
   days on market $38,000 Active 390 DOM
10. 2026-03-18
    status Active 352-char remark

    Show marketing remark (352 chars)

    Make this Grand Older Home Grand Again with your own special touch! Home features lots of characters to be brought back to its beauty with a Little Love! Home has hardwood floors throughout, high ceilings, Spacious wrap around sunporch, large bedrooms, main level laundry, all city utilities available, plus high speed internet and cell phone available

11. 2026-03-18
    price $38,000 352-char remark

    Show marketing remark (352 chars)

    Make this Grand Older Home Grand Again with your own special touch! Home features lots of characters to be brought back to its beauty with a Little Love! Home has hardwood floors throughout, high ceilings, Spacious wrap around sunporch, large bedrooms, main level laundry, all city utilities available, plus high speed internet and cell phone available

12. 2026-02-13
    status Pending 352-char remark

    Show marketing remark (352 chars)

    Make this Grand Older Home Grand Again with your own special touch! Home features lots of characters to be brought back to its beauty with a Little Love! Home has hardwood floors throughout, high ceilings, Spacious wrap around sunporch, large bedrooms, main level laundry, all city utilities available, plus high speed internet and cell phone available

13. 2025-04-04
    listed $40,000 Active 352-char remark

    Show marketing remark (352 chars)

    Make this Grand Older Home Grand Again with your own special touch! Home features lots of characters to be brought back to its beauty with a Little Love! Home has hardwood floors throughout, high ceilings, Spacious wrap around sunporch, large bedrooms, main level laundry, all city utilities available, plus high speed internet and cell phone available

ⓘ 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 ≥92°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: $14,110
• − Mortgage interest: −$2,129
• − Property taxes: −$570
• − Insurance: −$190
• − Repairs & maintenance: −$1,129
• − Management: −$1,129
• − Depreciation: −$1,105
• Taxable income: $7,858
• Est. tax owed @ 24.0%: −$1,886
• After-tax cash flow: $6,110/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.

Condition & rehab AI · 12 photos

Poor 20/100 Extensive rehab

This property requires extensive renovations to bring it up to modern standards, significantly increasing its value for both resale and rental purposes.

Repairs flagged

• Major kitchen cabinets — severely worn and outdated
• Major bathroom fixtures — dated and worn
• Major flooring — worn and in need of replacement
• Major interior walls — peeling paint and exposed drywall
• Major exterior siding — damaged and in need of repair
• Major windows — broken and missing screens
• Major HVAC system — outdated and likely inefficient

Value-add opportunities

• Both kitchen renovation — modernizing the kitchen can significantly increase both resale and rental value
• Both bathroom renovation — updating bathrooms can also boost both resale and rental value
• Both exterior repairs — repairing the exterior and landscaping can enhance curb appeal and attract more buyers
• Both HVAC system replacement — replacing the outdated HVAC system can improve comfort and energy efficiency, increasing both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severely worn and outdated	Major	$15,000–50,000
bathroom fixtures · dated and worn	Major	$15,000–50,000
flooring · worn and in need of replacement	Major	$15,000–50,000
interior walls · peeling paint and exposed drywall	Major	$15,000–50,000
exterior siding · damaged and in need of repair	Major	$15,000–50,000
windows · broken and missing screens	Major	$15,000–50,000
HVAC system · outdated and likely inefficient	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both kitchen renovation — modernizing the kitchen can significantly increase both resale and rental value ↑
• Both bathroom renovation — updating bathrooms can also boost both resale and rental value ↑
• Both exterior repairs — repairing the exterior and landscaping can enhance curb appeal and attract more buyers ↑
• Both HVAC system replacement — replacing the outdated HVAC system can improve comfort and energy efficiency, increasing both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-5.0% since first listed

4 events — show timeline

• 2026-03-18 Relisted — NCWVREIN
• 2026-03-18 Price Changed $38,000 NCWVREIN
• 2026-02-13 Pending — NCWVREIN
• 2025-04-04 Listed $40,000 NCWVREIN