181 Woodlawn St · White Sulphur Springs, WV 24986

$88,000

2 bd · 1.0 ba · 625 sqft · SingleFamily public records · 185 Days on market

Built 1960

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Why this score? — see what drove the C 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 +20.4/30.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• DSCR +6.5/10.0
• 1% rule +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

181 Woodlawn Ave. Quaint 2 BR, 1 bath house on open level lot in downtown White Sulphur Springs. Everything is NEW: metal siding, windows, sheet rock, kitchen, bathroom, electric, lighting, insulation, plumbing, heating, flooring. Nice galley kitchen with butcher block counters, white subway tile backsplash, stainless steel sink, washer/dryer hookup. New floor coverings. Nice lot with outbuilding. Good gravel parking. Plenty of room for a garden, pet, garage. Easy to fence. Many possibilities: residence, rental, AirBB. Renovated 2025; 2026 . Great opportunity to ''add your flair. ''

Key facts

• Outbuilding
• Gravel parking
• Stainless steel sink

Tags

• METAL SIDING
• BUTCHER BLOCK COUNTERS
• WHITE SUBWAY TILE BACKSPLASH
• STAINLESS STEEL SINK
• OUTBUILDING
• GRAVEL PARKING

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electricity available
• Home design: Residential property; One-story
• Construction: Steel siding; Block foundation; Built with steel siding and block foundation
• Exterior features: Metal roof; Has view

Interior

• Kitchen: Oven
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Oven; Vinyl flooring; Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $114 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $81k (7.6% below list).
• Recommended offer: $77k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#175 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: amenities F, commute F, employment 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.
• Zoned schools: White Sulphur Elementary (math 37% / reading 32%, grade F, #148 of 377 statewide, top 49%, 337 students, 0% FRL); Eastern Greenbrier Middle School (math 14% / reading 36%, grade F, #81 of 109 statewide, top 76%, 732 students, 0% FRL); Greenbrier East High School (math 21% / reading 51%, grade F, #39 of 110 statewide, top 36%, 1,014 students, 0% FRL) — zoned schools average 0% FRL vs 49% district-wide (49 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 53 active listings in the ZIP; 74 units permitted in Greenbrier County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($608 loan paydown + $4k appreciation (5.0% local appreciation)).
• Greenbrier County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 185 days — a 12% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $16k; list at $88k implies a 468% gain — meaningful room to come down on a strong offer.

Recommended offer $77,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 185 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 1960 — 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. 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: 0.92% ✗
• Cap rate: 7.84%
• Cash-on-cash: 5.53%
• DSCR: 1.25
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.98% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.5%
• Equity multiple: 2.11×
• Total profit: $27,366
• Equity at exit: $49,748

10-year hold

• IRR: 17.7%
• Equity multiple: 4.10×
• Total profit: $76,475
• Equity at exit: $85,759

Cash invested: $24,640 (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 24986

• Home prices YoY: 3.1%
• Active inventory: 53
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $813 medium
• Mortgage (P&I): −$461
• Tax from tax record: −$30 /mo · $364/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$171
• Net cashflow: $114

Break-even live

Break-even rent $669

Max offer price $88,000

Occupancy floor 81%

Sensitivity live

Price	-10% $163	-5% $138	+0% $114	+5% $89	+10% $64
Rent	-10% $49	-5% $81	+0% $114	+5% $146	+10% $178
Rate	-1.0pp $158	-0.5pp $136	base $114	+0.5pp $91	+1.0pp $68

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: $22,000
• Closing costs: $2,640
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $88,000 Active 185 DOM
2. 2026-06-18
   days on market $88,000 Active 183 DOM
3. 2026-06-17
   days on market $88,000 Active 182 DOM
4. 2026-06-16
   days on market $88,000 Active 181 DOM
5. 2026-06-15
   days on market $88,000 Active 180 DOM
6. 2026-06-15
   days on market $88,000 Active 179 DOM
7. 2026-06-13
   days on market $88,000 Active 178 DOM
8. 2026-06-12
   days on market $88,000 Active 177 DOM
9. 2026-06-09
   days on market $88,000 Active 174 DOM
10. 2026-06-08
    days on market $88,000 Active 173 DOM
11. 2026-06-08
    days on market $88,000 Active 172 DOM
12. 2026-06-07
    days on market $88,000 Active 171 DOM
13. 2026-06-04
    days on market $88,000 Active 169 DOM
14. 2026-06-03
    days on market $88,000 Active 168 DOM
15. 2026-06-02
    days on market $88,000 Active 167 DOM
16. 2026-06-01
    days on market $88,000 Active 166 DOM
17. 2026-05-31
    days on market $88,000 Active 165 DOM
18. 2026-04-07
    price $88,000
19. 2026-01-06
    price $93,000
20. 2025-12-15
    listed $98,000 Active
21. 2020-10-01
    soldstatus $15,500

ⓘ 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: $364 · $30/mo
• Projected year-2 tax: $519 · $43/mo
• Expected delta: +$155/yr (+$13/mo · 42.5%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥94°F today · 24 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: $9,753
• − Mortgage interest: −$4,929
• − Property taxes: −$364
• − Insurance: −$440
• − Repairs & maintenance: −$780
• − Management: −$780
• − Depreciation: −$2,560
• Taxable loss: −$101
• Est. tax savings @ 24.0%: +$24
• After-tax cash flow: $1,387/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 — White Sulphur Springs

• Score: 63/100
• State rank: #175
• US rank: #16012

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: White Sulphur Springs, WV
• Population (ZIP): 5,082

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 (91%)
• Race & ethnicity: White 91% Black 5% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Italian 5% Slovak 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2% Arabic 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: ▲ 4.98%
• Current HPI: 165.3067
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+467.7% since first listed

4 events — show timeline

• 2026-04-07 Price Changed $88,000 GVBOR
• 2026-01-06 Price Changed $93,000 GVBOR
• 2025-12-15 Listed $98,000 GVBOR
• 2020-10-01 Sold (Public Records) $15,500 Public Records

Property tax history

+3.5%/yr

Latest (2025): $364 · +38.0% YoY. Source: county tax records.