119 Sheppard St · Sprague, WV 25801

$49,900

3 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 31 Days on market

Built 1983 0.32 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.6/5.0
• Schools +3.0/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover the incredible potential awaiting in this three-bedroom one-bathroom home situated on a spacious gently sloped yard with off-street parking near the end of a quiet dead-end street. Enjoy the convenience of all living areas on a single level. The layout includes a galley style eat-in kitchen with breakfast nook. This property is an ideal canvas for those looking to build immediate equity through personalized renovations and updates. Offers may be submitted at any time. Seller will review offers after the property ahs been on the market 7 days.

Key facts

• Breakfast nook
• Single level
• Gently sloped yard

Tags

• GENTLY SLOPED YARD
• OFF-STREET PARKING
• QUIET DEAD-END STREET
• SINGLE LEVEL
• GALLEY STYLE EAT-IN KITCHEN
• BREAKFAST NOOK

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential ranch
• Construction: Frame construction; Vinyl siding; Metal roof
• Exterior features: Deck; Porch

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 5 total rooms
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Eat-in kitchen; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $732 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Raleigh County Schools (rural): math 29% / reading 42% proficiency, ranked #14 of 55 in WV (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cranberry-Prosperity Elementary (math 27% / reading 32%, grade F, #225 of 377 statewide, top 68%, 257 students, 0% FRL); Beckley-Stratton Middle School (math 14% / reading 27%, grade F, #102 of 109 statewide, top 94%, 674 students, 0% FRL); Woodrow Wilson High School (math 24% / reading 56%, grade F, #20 of 110 statewide, top 17%, 1,330 students, 0% FRL) — zoned schools average 0% FRL vs 46% district-wide (46 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.2%/yr); 112 active listings in the ZIP; 41 units permitted in Raleigh County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Raleigh County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 4.2% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $100; list at $50k implies a 49800% gain — meaningful room to come down on a strong offer.

Recommended offer $48,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 2.63% ✓
• Cap rate: 23.90%
• Cash-on-cash: 62.87%
• DSCR: 3.80
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $142,576
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 Caldwell St	0.21mi	3/2.0	1,000 (-6%)	13mo	$93,000	$93	66
122 Lori St	0.32mi	3/1.0	1,120 (+5%)	13mo	$150,000	$134	65
323 Hubbard St	0.49mi	3/1.0	976 (-8%)	5mo	$97,000	$99	60
207 A Murray St	0.41mi	3/1.0	1,008 (-5%)	15mo	$135,000	$134	60
223 Canterbury Dr	0.72mi	3/1.0	1,058 (-1%)	17mo	$160,000	$151	52
116 Sprague Ave	0.47mi	3/2.0	949 (-11%)	19mo	$149,900	$158	40
222 Mcberry St	0.61mi	2/1.0 (-1)	950 (-11%)	11mo	$115,000	$121	40
359 Canterbury Dr	0.70mi	3/1.0	960 (-10%)	15mo	$158,000	$165	38
123 Ashwood St	0.64mi	3/1.5	1,220 (+15%)	13mo	$125,000	$102	33
109 Calloway St	0.66mi	2/1.0 (-1)	904 (-15%)	15mo	$90,000	$100	27

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.25% rent growth · sell at horizon

5-year hold

• IRR: 63.2%
• Equity multiple: 3.88×
• Total profit: $40,200
• Equity at exit: $7,440

10-year hold

• IRR: 68.1%
• Equity multiple: 8.30×
• Total profit: $102,050
• Equity at exit: $4,314

Cash invested: $13,972 (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 25801

• Home prices YoY: -17.8%
• Rents YoY: 4.2%
• Active inventory: 112
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,312 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$22 /mo · $267/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $732

Break-even live

Break-even rent $386

Max offer price $49,900

Occupancy floor 39%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $49,900 Active 31 DOM
2. 2026-06-18
   days on market $49,900 Active 30 DOM
3. 2026-06-17
   days on market $49,900 Active 29 DOM
4. 2026-06-16
   pricedays on market $49,900 Active 28 DOM
5. 2026-06-15
   days on market $59,900 Active 27 DOM
6. 2026-06-14
   days on market $59,900 Active 25 DOM
7. 2026-06-12
   days on market $59,900 Active 24 DOM
8. 2026-06-09
   days on market $59,900 Active 21 DOM
9. 2026-06-08
   days on market $59,900 Active 20 DOM
10. 2026-06-07
    days on market $59,900 Active 19 DOM
11. 2026-06-03
    days on market $59,900 Active 15 DOM
12. 2026-06-02
    days on market $59,900 Active 14 DOM
13. 2026-06-01
    days on market $59,900 Active 13 DOM
14. 2026-05-31
    days on market $59,900 Active 12 DOM
15. 2026-05-30
    days on market $59,900 Active 11 DOM
16. 2026-05-18
    listed $59,900 Active
17. 1992-12-31
    soldstatus $100

ⓘ 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: $267 · $22/mo
• Projected year-2 tax: $294 · $25/mo
• Expected delta: +$27/yr (+$2/mo · 10.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 20 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: $15,748
• − Mortgage interest: −$2,795
• − Property taxes: −$267
• − Insurance: −$250
• − Repairs & maintenance: −$1,260
• − Management: −$1,260
• − Depreciation: −$1,452
• Taxable income: $8,464
• Est. tax owed @ 24.0%: −$2,031
• After-tax cash flow: $6,752/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: Raleigh County Schools
• NCES district ID: 5401230
• Math proficiency: 29% ▼ -8.00%
• Reading proficiency: 42% ▼ -3.00%
• Median HH income: $39,828
• Composite: 29.74/100
• National rank: #6445
• State rank: #14 of 55 in WV

Livability — Sprague

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

Census & demographics

• Census place: Sprague, WV
• County: Raleigh County · 31,128 people
• Metro: Beckley, WV
• Population (ZIP): 31,128
• Household income: $56,836
• Rent vs Own: 33.1% rent · 66.9% own
• Severe rent burden: 1384.0

Population outlook (Raleigh County) Hauer SSP2

• Today (2025): 73,505 people
• By 2030: 70,954 · -3.5%
• By 2040: 66,038 · -10.2%
• By 2050: 61,919 · -15.8%
• By 2075: 51,954 · -29.3%
• By 2100: 39,724 · -46.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Black 10% Two or more races 7% Hispanic / Latino 2% Asian 2%
• Common ancestry: Slovak 2% Italian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Raleigh

• 2024 margin: Solid R (+54.3) · D 22.0% · R 76.3% · Other 1.6%
• 2008→2024 swing: -28.5pp toward R · 2008: -25.9pp · 2024: -54.3pp
• All cycles: 2024: R+54.3 2020: R+50.4 2016: R+52.8 2012: R+44.6 2008: R+25.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -45.60%
• Current HPI: 210.0114
• Rent YoY: ▲ 4.25%
• Metro: Beckley, WV
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-05-18 Listed $59,900 KVBOR
• 1992-12-31 Sold (Public Records) $100 Public Records

Property tax history

+186.9%/yr

Latest (2025): $267 · +22.0% YoY. Source: county tax records.