158 Oakwood Rd · Shady Spring, WV 25918

$119,000

3 bd · 2.0 ba · 2,100 sqft · SingleFamily · 158 Days on market

Built 1971 0.93 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 +26.3/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• 1% rule +5.7/10.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome home to this property located in the desirable Shady Spring School District. Situated on a large corner lot just under an acre, this home offers space, comfort, and flexibility both inside and out. The home features 3 bedroom 2 full baths, plus a bonus room that can easily serve as a 4th bedroom, home office, or pantry, depending on your needs. The very large family room is perfect for gatherings and everyday living, highlighted by a gas fireplace that adds warmth and charm. A bright sunroom with a pellet stove provides a cozy space to relax year-round. Enjoy outdoor living with a covered front porch and a fenced yard, ideal for pets, play, entertaining. The property also boasts a 2

Key facts

• Covered front porch
• Large corner lot
• Fenced yard

Tags

• LARGE CORNER LOT
• BONUS ROOM
• GAS FIREPLACE
• BRIGHT SUNROOM
• COVERED FRONT PORCH
• FENCED YARD

Property features AI

Exterior

• Parking: 2 total parking spaces; 2 covered spaces; 2-car attached garage; Open parking available; Gravel driveway
• Utilities: Public water; Public sewer
• Home design: Residential property; Double wide mobile home
• Construction: Shingle roof; Other construction materials
• Exterior features: Covered patio/porch; Fenced yard; Shed(s); Level, landscaped lot; Has view

Interior

• Kitchen: Cooktop; Refrigerator; Gas water heater
• Bedrooms: 9 total rooms (includes bedrooms and living spaces)
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Natural gas heating; Wood heating
• Interior features: Walk-in closets; Fireplace
• Laundry & utility: Washer hookup; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 1.8% in Shady Spring — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 60/100 on livability (#214 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B+; Watch: amenities F, commute F, health & safety F.
• 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: Shady Spring Elementary (math 36% / reading 43%, grade F, #108 of 377 statewide, top 33%, 414 students, 0% FRL); Shady Spring Middle School (math 30% / reading 46%, grade F, #25 of 109 statewide, top 23%, 578 students, 0% FRL); Shady Spring High (math 32% / reading 57%, grade F, #11 of 110 statewide, top 11%, 828 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: 124 active listings in the ZIP; 41 units permitted in Raleigh County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($823 loan paydown + $5k appreciation (4.1% local appreciation)).
• Raleigh County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.1% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 158 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 2 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 $104,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 158 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.07% ✓
• Cap rate: 9.38%
• Cash-on-cash: 11.02%
• DSCR: 1.49
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $256,200
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
156 Division St	0.53mi	3/2.0	2,268 (+8%)	3mo	$499,000	$220	60
107 Warren St	0.44mi	3/2.5	1,866 (-11%)	3mo	$390,000	$209	56
318 Briarwood Dr	0.25mi	3/1.5	1,911 (-9%)	22mo	$162,500	$85	53
130 Warren St	0.46mi	3/2.5	1,969 (-6%)	18mo	$325,000	$165	51
353 1 St St	0.74mi	3/1.5	1,899 (-10%)	1mo	$206,000	$108	46
134 Skelton Ln	0.70mi	4/2.5 (+1)	2,142 (+2%)	14mo	$235,000	$110	46
123 South Kimberly St	0.67mi	4/3.0 (+1)	2,150 (+2%)	17mo	$262,000	$122	42

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

Projected returns pro-forma

4.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.2%
• Equity multiple: 2.22×
• Total profit: $40,581
• Equity at exit: $60,759

10-year hold

• IRR: 20.6%
• Equity multiple: 4.27×
• Total profit: $109,057
• Equity at exit: $99,717

Cash invested: $33,320 (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 25918

• Home prices YoY: 1.7%
• Active inventory: 124
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,277 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$30 /mo · $354/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $306

Break-even live

Break-even rent $890

Max offer price $119,000

Occupancy floor 71%

Sensitivity live

Price	-10% $373	-5% $340	+0% $306	+5% $272	+10% $239
Rent	-10% $205	-5% $255	+0% $306	+5% $356	+10% $407
Rate	-1.0pp $366	-0.5pp $336	base $306	+0.5pp $275	+1.0pp $244

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-19
   days on market $119,000 Active 158 DOM
2. 2026-06-18
   days on market $119,000 Active 157 DOM
3. 2026-06-17
   days on market $119,000 Active 156 DOM
4. 2026-06-16
   days on market $119,000 Active 155 DOM
5. 2026-06-15
   days on market $119,000 Active 154 DOM
6. 2026-06-14
   days on market $119,000 Active 152 DOM
7. 2026-06-12
   days on market $119,000 Active 151 DOM
8. 2026-06-09
   days on market $119,000 Active 148 DOM
9. 2026-06-08
   days on market $119,000 Active 147 DOM
10. 2026-06-07
    days on market $119,000 Active 146 DOM
11. 2026-06-03
    statusdays on market $119,000 Active 142 DOM
12. 2026-04-11
    historical Active Under Contract
13. 2026-03-13
    status Active
14. 2026-02-01
    historical Active Under Contract
15. 2026-01-07
    listed $119,000 Active

ⓘ 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: $354 · $30/mo
• Projected year-2 tax: $702 · $59/mo
• Expected delta: +$348/yr (+$29/mo · 98.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥90°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: $15,327
• − Mortgage interest: −$6,666
• − Property taxes: −$354
• − Insurance: −$595
• − Repairs & maintenance: −$1,226
• − Management: −$1,226
• − Depreciation: −$3,462
• Taxable income: $1,798
• Est. tax owed @ 24.0%: −$432
• After-tax cash flow: $3,239/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 — Shady Spring

• Score: 60/100
• State rank: #214
• US rank: #18668

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shady Spring, WV
• Population (ZIP): 4,659

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 (96%)
• Race & ethnicity: White 96% Black 4%
• Common ancestry: Portuguese 1% Lithuanian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 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: ▲ 4.06%
• Current HPI: 240.2868
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

4 events — show timeline

• 2026-04-11 Contingent — BBOR
• 2026-03-13 Relisted — BBOR
• 2026-02-01 Contingent — BBOR
• 2026-01-07 Listed $119,000 BBOR

Property tax history

+6.2%/yr

Latest (2025): $354 · +6.2% YoY. Source: county tax records.