5 Lytle · Gassaway, WV 26623

$79,000

3 bd · 2.0 ba · 1,958 sqft · SingleFamily public records · 353 Days on market

Built 1961 7,797 sqft 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
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

This is a duplex on a 0.179 ACRE Lot. The front unit has 1 bedroom with 2 additional rooms, living room, & kitchen. Previously rented at $500 tenant paid utilities. The second unit has 2 bedrooms and one bonus room, joint living/kitchen, previously rented at $500/month tenant paid utilities. Off street parking, separate utilities. Gas wall mounts for heat in the winter. Located 8+/- miles to Gassaway, 1.9+/- miles to I-79 Frametown Exit. Electric hot water heater, full unfinished basement with exterior access.

Key facts

• Separate utilities
• Off street parking
• 0.179 acre lot

Tags

• 0.179 ACRE LOT
• OFF STREET PARKING
• SEPARATE UTILITIES
• GAS WALL MOUNTS FOR HEAT
• ELECTRIC HOT WATER HEATER
• FULL UNFINISHED BASEMENT

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Multi-family residential (2–4 family); Single-story building
• Construction: Frame construction with vinyl siding; Metal roof
• Exterior features: Porch; Level to sloped lot

Interior

• Kitchen: Includes refrigerator and range
• Bedrooms: Two 1-bedroom units
• Flooring: Vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas heating
• Interior features: Refrigerator; Range; Vinyl flooring; Full unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $414 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#39 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Braxton County Schools (rural): math 16% / reading 32% proficiency, ranked #52 of 55 in WV (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Frametown Elementary School (math 44% / reading 44%, grade F, #71 of 377 statewide, top 22%, 151 students, 0% FRL); Braxton County Middle School (math 9% / reading 30%, grade F, #106 of 109 statewide, top 97%, 383 students, 0% FRL); Braxton County High School (math 17% / reading 52%, grade F, #42 of 110 statewide, top 47%, 503 students, 0% FRL) — zoned schools average 0% FRL vs 53% district-wide (53 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 1 active listings in the ZIP; 2 units permitted in Braxton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($546 loan paydown + $2k appreciation (2.9% local appreciation)).
• Braxton County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.9% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 353 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Recommended offer $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 353 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 1961 — 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. 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?
6. 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.
7. 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.
8. 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: 1.45% ✓
• Cap rate: 12.59%
• Cash-on-cash: 22.48%
• DSCR: 2.00
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.5%
• Equity multiple: 2.60×
• Total profit: $35,488
• Equity at exit: $35,091

10-year hold

• IRR: 29.1%
• Equity multiple: 5.06×
• Total profit: $89,835
• Equity at exit: $53,748

Cash invested: $22,120 (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 26623

• Home prices YoY: 1.9%
• Active inventory: 1
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,143 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$41 /mo · $493/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $414

Break-even live

Break-even rent $618

Max offer price $79,000

Occupancy floor 59%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $79,000 Active 353 DOM
2. 2026-06-17
   days on market $79,000 Active 352 DOM
3. 2026-06-16
   days on market $79,000 Active 351 DOM
4. 2026-06-15
   days on market $79,000 Active 350 DOM
5. 2026-06-15
   days on market $79,000 Active 349 DOM
6. 2026-06-13
   days on market $79,000 Active 348 DOM
7. 2026-06-12
   days on market $79,000 Active 347 DOM
8. 2026-06-09
   days on market $79,000 Active 344 DOM
9. 2026-06-08
   days on market $79,000 Active 343 DOM
10. 2026-06-08
    days on market $79,000 Active 342 DOM
11. 2026-06-07
    days on market $79,000 Active 341 DOM
12. 2026-06-04
    days on market $79,000 Active 339 DOM
13. 2026-06-03
    days on market $79,000 Active 338 DOM
14. 2026-06-02
    days on market $79,000 Active 337 DOM
15. 2026-06-01
    days on market $79,000 Active 336 DOM
16. 2026-05-31
    days on market $79,000 Active 335 DOM
17. 2025-06-30
    listed $79,000 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: $493 · $41/mo
• Projected year-2 tax: $493 · $41/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate 7 d/yr ≥100°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $13,712
• − Mortgage interest: −$4,425
• − Property taxes: −$493
• − Insurance: −$395
• − Repairs & maintenance: −$1,097
• − Management: −$1,097
• − Depreciation: −$2,298
• Taxable income: $3,907
• Est. tax owed @ 24.0%: −$938
• After-tax cash flow: $4,035/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: Braxton County Schools
• NCES district ID: 5400120
• Math proficiency: 16% ▼ -10.00%
• Reading proficiency: 32% ▼ -4.00%
• Median HH income: $34,575
• Composite: 19.69/100
• National rank: #8731
• State rank: #52 of 55 in WV

Livability — Gassaway

• Score: 73/100
• State rank: #39
• US rank: #5475

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,515

Population outlook (Braxton County) Hauer SSP2

• Today (2025): 14,043 people
• By 2030: 13,599 · -3.2%
• By 2040: 12,544 · -10.7%
• By 2050: 11,497 · -18.1%
• By 2075: 9,307 · -33.7%
• By 2100: 6,984 · -50.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Slovak 2% Romanian 1%

Political lean MEDSL · Braxton

• 2024 margin: Solid R (+51.9) · D 23.2% · R 75.1% · Other 1.7%
• 2008→2024 swing: -53.3pp toward R · 2008: 1.4pp · 2024: -51.9pp
• All cycles: 2024: R+51.9 2020: R+47.0 2016: R+43.5 2012: R+14.9 2008: D+1.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.90%
• Current HPI: 155.3669
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2025-06-30 Listed $79,000 NCWVREIN

Property tax history

+3.0%/yr

Latest (2025): $493 · +9.8% YoY. Source: county tax records.