153 Everett Hager Rd · Verdunville, WV 25508

$99,900

3 bd · 2.0 ba · 1,960 sqft · Manufactured · 109 Days on market

Built 1991 ↓ 3% 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 +26.8/30.0
• DSCR +9.2/10.0
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

The residence at 153 Everette Hager Rd. is ready for occupancy. It boasts 1,960 square feet of living area, featuring two spacious living/family rooms. It includes three sizable bedrooms, one of which is a master ensuite. Additionally, the home provides a formal dining room and a substantial separate laundry room. Conveniently situated near local amenities like restaurants, shopping, and gas stations, it also comes with a second parcel.

Key facts

• Large front porch
• Fenced yard
• Storage building

Tags

• WOOD BURNING FIREPLACE
• SPACIOUS PRIMARY SUITE
• LARGE FRONT PORCH
• FENCED YARD
• STORAGE BUILDING
• PEACEFUL SETTING

Property features AI

Exterior

• Security: Smoke detectors
• Utilities: Public water; Septic tank sewer; Cable available
• Home design: Single family residence; One story
• Construction: Vinyl siding; Metal roof
• Exterior features: Storage; Deck; Porch; Fenced yard

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Heat pump cooling
• Interior features: Dishwasher, Electric Range, Refrigerator; Has fireplace; 7 total rooms; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#210 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Logan County Schools (rural): math 18% / reading 32% proficiency, ranked #48 of 55 in WV (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Chapmanville Primary School (285 students, 0% FRL); Chapmanville Middle School (math 13% / reading 38%, grade F, #75 of 109 statewide, top 73%, 524 students, 0% FRL); Chapmanville Regional High School (math 12% / reading 42%, grade F, #79 of 110 statewide, top 78%, 721 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: 23 active listings in the ZIP; 1 units permitted in Logan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($691 loan paydown + $6k appreciation (6.0% local appreciation)).
• Logan County population projected at -35% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $23k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.22% ✓
• Cap rate: 9.57%
• Cash-on-cash: 11.70%
• DSCR: 1.52
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.04% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.2%
• Equity multiple: 2.54×
• Total profit: $42,955
• Equity at exit: $63,061

10-year hold

• IRR: 22.0%
• Equity multiple: 5.13×
• Total profit: $115,571
• Equity at exit: $114,583

Cash invested: $27,972 (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 25508

• Home prices YoY: 4.0%
• Active inventory: 23
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,219 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• Flood insurance flood zone: −$56 /mo · $670/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $217

Break-even live

Break-even rent $945

Max offer price $99,900

Occupancy floor 77%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-12
   statusdays on market $99,900 Pending 109 DOM
2. 2026-06-09
   days on market $99,900 Active 106 DOM
3. 2026-06-08
   days on market $99,900 Active 105 DOM
4. 2026-06-08
   days on market $99,900 Active 104 DOM
5. 2026-06-05
   days on market $99,900 Active 102 DOM
6. 2026-06-04
   days on market $99,900 Active 101 DOM
7. 2026-06-03
   days on market $99,900 Active 100 DOM
8. 2026-06-02
   days on market $99,900 Active 99 DOM
9. 2026-06-02
   price $99,900 Active 98 DOM
10. 2026-06-01
    days on market $107,000 Active 98 DOM
11. 2026-05-31
    days on market $107,000 Active 97 DOM
12. 2026-04-13
    price $107,000
13. 2026-03-31
    price $112,500
14. 2026-03-11
    price $115,000
15. 2026-02-23
    listed $122,500 Active
16. 2024-07-12
    soldstatus $93,000 Closed 440-char remark

    Show marketing remark (440 chars)

    The residence at 153 Everette Hager Rd. is ready for occupancy. It boasts 1,960 square feet of living area, featuring two spacious living/family rooms. It includes three sizable bedrooms, one of which is a master ensuite. Additionally, the home provides a formal dining room and a substantial separate laundry room. Conveniently situated near local amenities like restaurants, shopping, and gas stations, it also comes with a second parcel.

17. 2024-06-10
    historical 440-char remark

    Show marketing remark (440 chars)

    The residence at 153 Everette Hager Rd. is ready for occupancy. It boasts 1,960 square feet of living area, featuring two spacious living/family rooms. It includes three sizable bedrooms, one of which is a master ensuite. Additionally, the home provides a formal dining room and a substantial separate laundry room. Conveniently situated near local amenities like restaurants, shopping, and gas stations, it also comes with a second parcel.

18. 2024-05-13
    listed $110,000 440-char remark

    Show marketing remark (440 chars)

    The residence at 153 Everette Hager Rd. is ready for occupancy. It boasts 1,960 square feet of living area, featuring two spacious living/family rooms. It includes three sizable bedrooms, one of which is a master ensuite. Additionally, the home provides a formal dining room and a substantial separate laundry room. Conveniently situated near local amenities like restaurants, shopping, and gas stations, it also comes with a second parcel.

ⓘ 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 10/10 Extreme FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate

Taxation est. · year 1

• Rental income: $14,630
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$1,170
• − Repairs & maintenance: −$1,170
• − Management: −$1,170
• − Depreciation: −$2,906
• Taxable income: $1,119
• Est. tax owed @ 24.0%: −$269
• After-tax cash flow: $2,334/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: Logan County Schools
• NCES district ID: 5400690
• Math proficiency: 18% ▼ -15.00%
• Reading proficiency: 32% ▼ -9.00%
• Median HH income: $36,127
• Composite: 20.68/100
• National rank: #8531
• State rank: #48 of 55 in WV

Livability — Verdunville

• Score: 61/100
• State rank: #210
• US rank: #18450

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,282

Population outlook (Logan County) Hauer SSP2

• Today (2025): 30,218 people
• By 2030: 27,848 · -7.8%
• By 2040: 23,262 · -23.0%
• By 2050: 19,582 · -35.2%
• By 2075: 12,739 · -57.8%
• By 2100: 7,787 · -74.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Italian 1% Serbian 1% Slovak 1%

Political lean MEDSL · Logan

• 2024 margin: Solid R (+66.7) · D 16.1% · R 82.8% · Other 1.1%
• 2008→2024 swing: -55.9pp toward R · 2008: -10.8pp · 2024: -66.7pp
• All cycles: 2024: R+66.7 2020: R+63.0 2016: R+63.2 2012: R+39.7 2008: R+10.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.04%
• Current HPI: 156.5895
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-2.7% since first listed

7 events — show timeline

• 2026-04-13 Price Changed $107,000 KVBOR
• 2026-03-31 Price Changed $112,500 KVBOR
• 2026-03-11 Price Changed $115,000 KVBOR
• 2026-02-23 Listed $122,500 KVBOR
• 2024-07-12 Sold (MLS) $93,000 KVBOR
• 2024-06-10 Delisted — KVBOR
• 2024-05-13 Listed $110,000 KVBOR