104 Main · Addison (Webster Springs), WV 26288

$150,000

4 bd · 2.5 ba · 5,050 sqft · SingleFamily · 286 Days on market

Built 1948 2,178 sqft lot

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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 +10.8/30.0
• ARV discount +7.5/15.0
• Appreciation +6.1/10.0
• 1% rule +3.2/10.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Location, Location, Location with Unlimited Possibilities! If you're looking for income possibilities or working from home, then come check out this 3 story, 5,050 sq ft building in the heart of town! Property features all city utilities, cell phone service plus high speed internet , Two 2 bedrooms, 1 bath apartments on the top level with the middle Main Level featuring a Ready to Go Restaurant, which could also be used as a Bakery, or anything your heart desired, Bottom Level is wide open for storage, retail space or anything else you could think of. Don't miss out on making your dreams come true!

Key facts

• High speed internet
• 2,178 sq ft lot
• Community pool

Tags

• HIGH SPEED INTERNET
• READY TO GO RESTAURANT
• WIDE OPEN FOR STORAGE

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-68 ($-811/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (6.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $123k (18.2% below list).
• Recommended offer: $123k (18.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — 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.
• Market conditions: 17 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $3k 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 $42k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 286 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,666 (18.2% 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 286 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1948 — 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. 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?
7. 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.
8. 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.
9. 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: 0.82% ✗
• Cap rate: 5.75%
• Cash-on-cash: -1.93%
• DSCR: 0.91
• GRM: 10.2

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: 3.5%
• Equity multiple: 1.19×
• Total profit: $8,144
• Equity at exit: $61,445

10-year hold

• IRR: 7.2%
• Equity multiple: 2.01×
• Total profit: $42,300
• Equity at exit: $90,268

Cash invested: $42,000 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,227 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $-68

Break-even live

Break-even rent $1,312

Max offer price $140,225

Occupancy floor —

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $150,000 Active 286 DOM
2. 2026-06-17
   days on market $150,000 Active 285 DOM
3. 2026-06-16
   days on market $150,000 Active 284 DOM
4. 2026-06-15
   days on market $150,000 Active 283 DOM
5. 2026-06-15
   days on market $150,000 Active 282 DOM
6. 2026-06-13
   days on market $150,000 Active 281 DOM
7. 2026-06-12
   days on market $150,000 Active 280 DOM
8. 2026-06-09
   days on market $150,000 Active 277 DOM
9. 2026-06-08
   days on market $150,000 Active 276 DOM
10. 2026-06-08
    days on market $150,000 Active 275 DOM
11. 2026-06-07
    days on market $150,000 Active 274 DOM
12. 2026-06-04
    days on market $150,000 Active 272 DOM
13. 2026-06-03
    days on market $150,000 Active 271 DOM
14. 2026-06-02
    days on market $150,000 Active 270 DOM
15. 2026-06-01
    days on market $150,000 Active 269 DOM
16. 2026-05-31
    days on market $150,000 Active 268 DOM
17. 2025-09-03
    listed $150,000 Active 605-char remark

    Show marketing remark (605 chars)

    Location, Location, Location with Unlimited Possibilities! If you're looking for income possibilities or working from home, then come check out this 3 story, 5,050 sq ft building in the heart of town! Property features all city utilities, cell phone service plus high speed internet , Two 2 bedrooms, 1 bath apartments on the top level with the middle Main Level featuring a Ready to Go Restaurant, which could also be used as a Bakery, or anything your heart desired, Bottom Level is wide open for storage, retail space or anything else you could think of. Don't miss out on making your dreams come true!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $14,720
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,178
• − Management: −$1,178
• − Depreciation: −$4,364
• Taxable loss: −$3,401
• Est. tax savings @ 24.0%: +$816
• After-tax cash flow: $6/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

1 event — show timeline

• 2025-09-03 Listed $150,000 NCWVREIN