1436 Glen Ray Rd · Alderson, WV 24910

$119,900

1 bd · 1.0 ba · 1,350 sqft · SingleFamily · 216 Days on market

Built 1909 $89/sqft · at area comps Est $123k · at est.

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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 +11.3/30.0
• ARV discount +8.8/15.0
• Appreciation +6.1/10.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Alderson, Summers County - Don't let the 1 bed/1 bath fool you--this 1,350 sq ft home has room to grow! With a little creativity, a second bedroom is within reach. Enjoy a spacious kitchen, large dining and living areas, plus a sun-drenched 24x14 sunroom with lovely views of the yard and neighborhood. Storage is abundant with an outbuilding, workshop, and two detached garages. The flat yard features . 866 of an acre with mature trees and peaceful vibes. There's great potential in selling off a lot as well. Out of the flood plain, yet you still have Greenbrier River access via alleyway. No interior photos yet--tenant recently vacated. Coming very soon!

Key facts

• Large dining areas
• Outbuilding
• Spacious kitchen

Tags

• SPACIOUS KITCHEN
• LARGE DINING AREAS
• LARGE LIVING AREAS
• SUN-DRENCHED SUNROOM
• ABUNDANT STORAGE
• OUTBUILDING

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $-43 ($-515/yr) — negative.
• To cash-flow at today's rent, offer at most $114k (5.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $99k (17.1% below list).
• Recommended offer: $99k (17.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#177 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B, housing B; Watch: commute D, schools F, amenities F.
• Summers County Schools (town): math 18% / reading 32% proficiency, ranked #49 of 55 in WV (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 41 active listings in the ZIP; 19 units permitted in Summers County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($829 loan paydown + $3k appreciation (2.1% local appreciation)).
• Summers County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.1% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~9 years — after that, you're playing with house money.
• By year 10, 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 216 days — a 12% lower offer ($106k) 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.

Risks & watch-outs

• Watch-outs: built in 1909 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,454 (17.1% 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 216 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1909 — 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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.83% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.53%
• DSCR: 0.93
• GRM: 10.0

CMA / ARV

• ARV (median comp): $123,334
• List price: $119,900
• Delta: -2.78%
• Verdict: FAIR
• Comps: 2 within 2.0 mi

Projected returns pro-forma

2.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.5%
• Equity multiple: 1.19×
• Total profit: $6,413
• Equity at exit: $48,261

10-year hold

• IRR: 7.2%
• Equity multiple: 2.00×
• Total profit: $33,545
• Equity at exit: $70,249

Cash invested: $33,572 (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 24910

• Home prices YoY: 1.0%
• Active inventory: 41
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $995 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $-43

Break-even live

Break-even rent $1,049

Max offer price $113,690

Occupancy floor 99%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $119,900 Active 216 DOM
2. 2026-06-17
   days on market $119,900 Active 215 DOM
3. 2026-06-16
   days on market $119,900 Active 214 DOM
4. 2026-06-15
   days on market $119,900 Active 213 DOM
5. 2026-06-15
   days on market $119,900 Active 212 DOM
6. 2026-06-13
   days on market $119,900 Active 211 DOM
7. 2026-06-12
   days on market $119,900 Active 210 DOM
8. 2026-06-09
   days on market $119,900 Active 207 DOM
9. 2026-06-08
   days on market $119,900 Active 206 DOM
10. 2026-06-08
    days on market $119,900 Active 205 DOM
11. 2026-06-07
    remarks 675-char remark
12. 2026-06-07
    days on market $119,900 Active 204 DOM
13. 2026-06-04
    days on market $119,900 Active 202 DOM
14. 2026-06-03
    days on market $119,900 Active 201 DOM
15. 2026-06-02
    days on market $119,900 Active 200 DOM
16. 2026-06-01
    days on market $119,900 Active 199 DOM
17. 2026-05-31
    days on market $119,900 Active 198 DOM
18. 2026-02-18
    status Active 660-char remark

    Show marketing remark (660 chars)

    Alderson, Summers County - Don't let the 1 bed/1 bath fool you--this 1,350 sq ft home has room to grow! With a little creativity, a second bedroom is within reach. Enjoy a spacious kitchen, large dining and living areas, plus a sun-drenched 24x14 sunroom with lovely views of the yard and neighborhood. Storage is abundant with an outbuilding, workshop, and two detached garages. The flat yard features . 866 of an acre with mature trees and peaceful vibes. There's great potential in selling off a lot as well. Out of the flood plain, yet you still have Greenbrier River access via alleyway. No interior photos yet--tenant recently vacated. Coming very soon!

19. 2026-01-29
    status Pending 660-char remark

    Show marketing remark (660 chars)

    Alderson, Summers County - Don't let the 1 bed/1 bath fool you--this 1,350 sq ft home has room to grow! With a little creativity, a second bedroom is within reach. Enjoy a spacious kitchen, large dining and living areas, plus a sun-drenched 24x14 sunroom with lovely views of the yard and neighborhood. Storage is abundant with an outbuilding, workshop, and two detached garages. The flat yard features . 866 of an acre with mature trees and peaceful vibes. There's great potential in selling off a lot as well. Out of the flood plain, yet you still have Greenbrier River access via alleyway. No interior photos yet--tenant recently vacated. Coming very soon!

20. 2025-10-25
    listed $119,900 Active 660-char remark

    Show marketing remark (660 chars)

    Alderson, Summers County - Don't let the 1 bed/1 bath fool you--this 1,350 sq ft home has room to grow! With a little creativity, a second bedroom is within reach. Enjoy a spacious kitchen, large dining and living areas, plus a sun-drenched 24x14 sunroom with lovely views of the yard and neighborhood. Storage is abundant with an outbuilding, workshop, and two detached garages. The flat yard features . 866 of an acre with mature trees and peaceful vibes. There's great potential in selling off a lot as well. Out of the flood plain, yet you still have Greenbrier River access via alleyway. No interior photos yet--tenant recently vacated. Coming very soon!

ⓘ 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: $11,934
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$955
• − Management: −$955
• − Depreciation: −$3,488
• Taxable loss: −$2,577
• Est. tax savings @ 24.0%: +$619
• After-tax cash flow: $104/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: Summers County Schools
• NCES district ID: 5401350
• Math proficiency: 18% ▼ -8.00%
• Reading proficiency: 32% ▼ -4.00%
• Median HH income: $33,089
• Composite: 20.39/100
• National rank: #8593
• State rank: #49 of 55 in WV

Livability — Alderson

• Score: 62/100
• State rank: #177
• US rank: #16183

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,556

Population outlook (Summers County) Hauer SSP2

• Today (2025): 11,605 people
• By 2030: 10,904 · -6.0%
• By 2040: 9,658 · -16.8%
• By 2050: 8,619 · -25.7%
• By 2075: 6,920 · -40.4%
• By 2100: 5,819 · -49.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Black 4% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Italian 2% Romanian 2% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Summers

• 2024 margin: Solid R (+51.4) · D 23.3% · R 74.7% · Other 2.0%
• 2008→2024 swing: -40.1pp toward R · 2008: -11.3pp · 2024: -51.4pp
• All cycles: 2024: R+51.4 2020: R+47.0 2016: R+46.6 2012: R+28.8 2008: R+11.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.15%
• Current HPI: 221.6952
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

3 events — show timeline

• 2026-02-18 Relisted — GVBOR
• 2026-01-29 Pending — GVBOR
• 2025-10-25 Listed $119,900 GVBOR