36 Fryer Aly · Addison (Webster Springs), WV 26288

$85,000

3 bd · 1.0 ba · 952 sqft · SingleFamily · 182 Days on market

Built 1992 3,485 sqft lot

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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 +19.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• Appreciation +6.1/10.0
• 1% rule +5.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Well Maintained, Ready to Move-into, Single Level Living Home featuring Open Living Space with Modern Kitchen with new appliances & pantry closet, 3 bedrooms, 1 bath, covered porches, all city utilities, cell phone and high speed internet available, plus Elk River is at the end of the street.

Key facts

• Covered porches
• Open living space
• New appliances

Tags

• OPEN LIVING SPACE
• MODERN KITCHEN
• NEW APPLIANCES
• PANTRY CLOSET
• COVERED PORCHES
• ALL CITY UTILITIES

Property features AI

Finance

• HOA & community: Community pool

Exterior

• Parking: Off-street parking; On-street parking
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family detached residence; 1 story
• Construction: Frame construction; Metal roof; Crawl space basement
• Exterior features: Porch; Level lot; River frontage / close proximity to river

Interior

• Kitchen: Range; Refrigerator; Microwave
• Bedrooms: 6 total rooms (bedroom count not specified)
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Electric heating
• Interior features: Refrigerator; Microwave; Range

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $93 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($861 rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — 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: Webster Springs Elementary School (math 27% / reading 37%, grade F, #191 of 377 statewide, top 56%, 235 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: 17 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($588 loan paydown + $2k appreciation (2.3% 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 (2.3% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.01% ✓
• Cap rate: 7.61%
• Cash-on-cash: 4.69%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.28% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.9%
• Equity multiple: 1.55×
• Total profit: $12,983
• Equity at exit: $34,819

10-year hold

• IRR: 12.8%
• Equity multiple: 2.77×
• Total profit: $42,038
• Equity at exit: $51,152

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 26288

• Home prices YoY: 1.7%
• Active inventory: 17
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $861 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $93

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 84%

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 21 events

1. 2026-06-18
   days on market $85,000 Active 182 DOM
2. 2026-06-17
   days on market $85,000 Active 181 DOM
3. 2026-06-16
   days on market $85,000 Active 180 DOM
4. 2026-06-15
   days on market $85,000 Active 179 DOM
5. 2026-06-15
   days on market $85,000 Active 178 DOM
6. 2026-06-13
   days on market $85,000 Active 177 DOM
7. 2026-06-12
   days on market $85,000 Active 176 DOM
8. 2026-06-09
   days on market $85,000 Active 173 DOM
9. 2026-06-08
   days on market $85,000 Active 172 DOM
10. 2026-06-08
    days on market $85,000 Active 171 DOM
11. 2026-06-07
    days on market $85,000 Active 170 DOM
12. 2026-06-04
    days on market $85,000 Active 168 DOM
13. 2026-06-03
    days on market $85,000 Active 167 DOM
14. 2026-06-02
    days on market $85,000 Active 166 DOM
15. 2026-06-01
    days on market $85,000 Active 165 DOM
16. 2026-05-31
    days on market $85,000 Active 164 DOM
17. 2026-05-16
    status Active
18. 2026-05-01
    historical
19. 2026-04-30
    status Active
20. 2026-04-06
    status Pending
21. 2025-11-10
    listed $85,000 Active

ⓘ 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 4/10 Moderate 9 d/yr ≥90°F today · 27 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,336
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$827
• − Management: −$827
• − Depreciation: −$2,473
• Taxable loss: −$252
• Est. tax savings @ 24.0%: +$60
• After-tax cash flow: $1,177/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: 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 — Addison (Webster Springs)

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Addison (Webster Springs), WV
• Population (ZIP): 2,958

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 (95%)
• Race & ethnicity: White 95% Two or more races 5%
• Common ancestry: Iranian 4% Slovak 3% Serbian 1%
• Languages at home: 99% English-only · German/W. Germanic 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: ▲ 2.28%
• Current HPI: 133.4561
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

5 events — show timeline

• 2026-05-16 Relisted — NCWVREIN
• 2026-05-01 Delisted — NCWVREIN
• 2026-04-30 Relisted — NCWVREIN
• 2026-04-06 Pending — NCWVREIN
• 2025-11-10 Listed $85,000 NCWVREIN