5709 Blue Sulphur Spgs · Alderson, WV 24910

$116,900

2 bd · 1.0 ba · 1,555 sqft · SingleFamily · 172 Days on market

Built 1992

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Why this score? — see what drove the D+ 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 +13.5/30.0
• ARV discount +7.5/15.0
• Appreciation +6.1/10.0
• DSCR +4.1/10.0
• 1% rule +3.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Price Reduced!! Enjoy the country in this 1500 square feet unique home including 2 bedrooms and a loft that can be used as a 3rd bedroom. The spacious great room has a vaulted ceiling with a loft and skylights. An oversized kitchen, large laundry room, walk in attic and an attached garage on 0.75 acres. There is also 10 acres that may be purchased to enhance your new home. With a 3 acre field and wooded hillside this land is a good area to hunt deer and turkey. . Multiple upgrades completed in the last 7 years. Appliances replaced include dishwasher, refrigerator, stove, washer, dryer & hot water heater. Interior walls were painted and laminate hardwood floors added through except bathroom. A Jotul wood burning stove & rock wall were also added. A sunsetter style awning added to the scenic back deck which overlooks a creek and woods. Gutters were replaced and snow guards added to the roof. Has propane furnace.

Key facts

• Open floor plan
• Single story home
• 10 acres

Tags

• SINGLE STORY HOME
• OPEN FLOOR PLAN
• CATHEDRAL TYPE CEILINGS
• 10 ACRES

Property features AI

Finance

• Financial info: Annual property tax noted

Exterior

• Home design: Residential property
• Construction: Aluminum siding; Block foundation; Built with wood and metal roof materials
• Exterior features: Wood and metal roofing

Interior

• Flooring: Hardwood flooring; Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; No cooling system
• Interior features: Laminate countertops; Hardwood and laminate flooring; 6 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $117k.

Deal economics

• At list price, monthly cash flow is $-62 ($-742/yr) — negative.
• To cash-flow at today's rent, offer at most $108k (7.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $103k (12.0% below list).
• Recommended offer: $103k (12.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#177 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B, housing B; Watch: commute D, schools F, 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: 41 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 $3k of equity ($808 loan paydown + $3k appreciation (2.1% 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 (2.1% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~9 years — after that, you're playing with house money.
• By year 10, 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 172 days — a 12% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $31k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $102,846 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 172 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.88% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.17%
• DSCR: 1.01
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.8%
• Equity multiple: 1.15×
• Total profit: $5,021
• Equity at exit: $47,053

10-year hold

• IRR: 6.6%
• Equity multiple: 1.92×
• Total profit: $30,162
• Equity at exit: $68,491

Cash invested: $32,732 (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 24910

• Home prices YoY: 1.0%
• Active inventory: 41
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,028 medium
• Mortgage (P&I): −$613
• Tax est. 1.5%: −$146 /mo · $1,754/yr
• Insurance: −$49
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $-62

Break-even live

Break-even rent $1,107

Max offer price $107,951

Occupancy floor —

Sensitivity live

Price	-10% $19	-5% $-21	+0% $-62	+5% $-102	+10% $-143
Rent	-10% $-143	-5% $-102	+0% $-62	+5% $-21	+10% $19
Rate	-1.0pp $-3	-0.5pp $-32	base $-62	+0.5pp $-92	+1.0pp $-123

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: $29,225
• Closing costs: $3,507
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $116,900 Active 172 DOM
2. 2026-06-21
   days on market $116,900 Active 171 DOM
3. 2026-06-18
   days on market $116,900 Active 169 DOM
4. 2026-06-17
   days on market $116,900 Active 168 DOM
5. 2026-06-16
   days on market $116,900 Active 167 DOM
6. 2026-06-15
   days on market $116,900 Active 166 DOM
7. 2026-06-15
   days on market $116,900 Active 165 DOM
8. 2026-06-13
   days on market $116,900 Active 164 DOM
9. 2026-06-12
   days on market $116,900 Active 163 DOM
10. 2026-06-09
    days on market $116,900 Active 160 DOM
11. 2026-06-08
    days on market $116,900 Active 159 DOM
12. 2026-06-08
    days on market $116,900 Active 158 DOM
13. 2026-06-07
    pricedays on market $116,900 Active 157 DOM
14. 2026-06-04
    days on market $122,900 Active 155 DOM
15. 2026-06-03
    days on market $122,900 Active 154 DOM
16. 2026-06-02
    days on market $122,900 Active 153 DOM
17. 2026-06-01
    days on market $122,900 Active 152 DOM
18. 2026-05-31
    days on market $122,900 Active 151 DOM
19. 2026-05-06
    price $122,900
20. 2026-04-02
    price $128,900
21. 2026-03-03
    price $134,900
22. 2026-01-30
    price $141,900
23. 2025-12-29
    listed $148,000 Active
24. 2019-05-10
    soldstatus 936-char remark

    Show marketing remark (936 chars)

    Price Reduced!! Enjoy the country in this 1500 square feet unique home including 2 bedrooms and a loft that can be used as a 3rd bedroom. The spacious great room has a vaulted ceiling with a loft and skylights. An oversized kitchen, large laundry room, walk in attic and an attached garage on 0.75 acres. There is also 10 acres that may be purchased to enhance your new home. With a 3 acre field and wooded hillside this land is a good area to hunt deer and turkey. . Multiple upgrades completed in the last 7 years. Appliances replaced include dishwasher, refrigerator, stove, washer, dryer & hot water heater. Interior walls were painted and laminate hardwood floors added through except bathroom. A Jotul wood burning stove & rock wall were also added. A sunsetter style awning added to the scenic back deck which overlooks a creek and woods. Gutters were replaced and snow guards added to the roof. Has propane furnace.

25. 2018-10-10
    listed $89,500 936-char remark

    Show marketing remark (936 chars)

    Price Reduced!! Enjoy the country in this 1500 square feet unique home including 2 bedrooms and a loft that can be used as a 3rd bedroom. The spacious great room has a vaulted ceiling with a loft and skylights. An oversized kitchen, large laundry room, walk in attic and an attached garage on 0.75 acres. There is also 10 acres that may be purchased to enhance your new home. With a 3 acre field and wooded hillside this land is a good area to hunt deer and turkey. . Multiple upgrades completed in the last 7 years. Appliances replaced include dishwasher, refrigerator, stove, washer, dryer & hot water heater. Interior walls were painted and laminate hardwood floors added through except bathroom. A Jotul wood burning stove & rock wall were also added. A sunsetter style awning added to the scenic back deck which overlooks a creek and woods. Gutters were replaced and snow guards added to the roof. Has propane furnace.

ⓘ 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 (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥96°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $12,342
• − Mortgage interest: −$6,548
• − Property taxes: −$1,754
• − Insurance: −$1,382
• − Repairs & maintenance: −$987
• − Management: −$987
• − Depreciation: −$3,401
• Taxable loss: −$2,718
• Est. tax savings @ 24.0%: +$652
• After-tax cash flow: $-90/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 — Alderson

• Score: 62/100
• State rank: #177
• US rank: #16183

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,556

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 (88%)
• Race & ethnicity: White 88% Black 4% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Italian 2% Romanian 2% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▲ 2.15%
• Current HPI: 221.6952
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+37.3% since first listed

7 events — show timeline

• 2026-05-06 Price Changed $122,900 GVBOR
• 2026-04-02 Price Changed $128,900 GVBOR
• 2026-03-03 Price Changed $134,900 GVBOR
• 2026-01-30 Price Changed $141,900 GVBOR
• 2025-12-29 Listed $148,000 GVBOR
• 2019-05-10 Sold (MLS) — GVBOR
• 2018-10-10 Listed $89,500 GVBOR