148 Woodlawn St · White Sulphur Springs, WV 24986

$50,000

3 bd · 1.5 ba · 1,008 sqft · SingleFamily · 276 Days on market

Built 1975 8,843 sqft lot ↓ 60% since listing

---

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
• Appreciation +7.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

BEING SOLD AS-IS! Opportunity awaits with this 3-bedroom, 1.5-bathroom ranch home, perfect for a savvy investor or first-time homebuyer eager to customize! Situated on a spacious and flat 0.20-acre lot, this home offers plenty of outdoor space for expansion or landscaping possibilities. The home requires a full renovation, making it a blank canvas to create the home of your dreams. Whether you’re looking to flip, invest, or make it your own, this property offers endless potential. With its prime location and sizable lot, this is an opportunity you won’t want to miss!

Key facts

• Full renovation
• Endless potential
• Prime location

Tags

• SPACIOUS AND FLAT LOT
• FULL RENOVATION
• ENDLESS POTENTIAL
• PRIME LOCATION

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Detached structure; Vinyl siding; Shingle/asphalt roof
• Construction: Crawl space foundation; Above-grade structure
• Exterior features: Property outside city limits; No tidal water

Interior

• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Electric heating and electric hot water
• Interior features: Estimated living area; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $50k.

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 ($962 rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#175 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: schools F, amenities F, commute F.
• Greenbrier County Schools (town): math 24% / reading 37% proficiency, ranked #31 of 55 in WV (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 53 active listings in the ZIP; 74 units permitted in Greenbrier County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($346 loan paydown + $2k appreciation (5.0% local appreciation)).
• Greenbrier County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.0% appreciation + 3.0% 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 276 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $15k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 276 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 1975 — 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: 1.92% ✓
• Cap rate: 16.24%
• Cash-on-cash: 35.51%
• DSCR: 2.58
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $101,808
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
945 Tuckahoe Rd	0.15mi	3/1.0	1,047 (+4%)	12mo	$106,000	$101	75
103 Elm St	0.11mi	3/1.0	1,093 (+8%)	20mo	$85,000	$78	62
465 Gum St	0.43mi	2/1.0 (-1)	1,020 (+1%)	12mo	$102,500	$100	61
137 Church St	0.57mi	2/1.0 (-1)	1,040 (+3%)	11mo	$138,000	$133	52
131 Clay St	0.24mi	2/1.0 (-1)	864 (-14%)	10mo	$150,000	$174	49

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

Projected returns pro-forma

4.98% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 44.2%
• Equity multiple: 3.70×
• Total profit: $37,860
• Equity at exit: $28,266

10-year hold

• IRR: 42.1%
• Equity multiple: 7.55×
• Total profit: $91,708
• Equity at exit: $48,727

Cash invested: $14,000 (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 24986

• Home prices YoY: 3.1%
• Active inventory: 53
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $962 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $414

Break-even live

Break-even rent $437

Max offer price $50,000

Occupancy floor 52%

Sensitivity live

Price	-10% $449	-5% $432	+0% $414	+5% $397	+10% $380
Rent	-10% $338	-5% $376	+0% $414	+5% $452	+10% $490
Rate	-1.0pp $439	-0.5pp $427	base $414	+0.5pp $401	+1.0pp $388

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-31
   days on market $50,000 Active 276 DOM
2. 2025-12-02
   status Active
3. 2025-10-24
   historical Active Under Contract
4. 2025-09-28
   price $50,000
5. 2025-07-21
   listed $65,000 Active
6. 2025-05-31
   historical
7. 2025-03-25
   price $65,000
8. 2024-12-16
   price $99,000
9. 2024-10-28
   price $99,900
10. 2024-10-10
    listed $125,000 Active

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥94°F today · 24 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,542
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$923
• − Management: −$923
• − Depreciation: −$1,455
• Taxable income: $4,440
• Est. tax owed @ 24.0%: −$1,066
• After-tax cash flow: $3,906/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: Greenbrier County Schools
• NCES district ID: 5400390
• Math proficiency: 24% ▼ -14.00%
• Reading proficiency: 37% ▼ -10.00%
• Median HH income: $37,088
• Composite: 25.34/100
• National rank: #7477
• State rank: #31 of 55 in WV

Livability — White Sulphur Springs

• Score: 63/100
• State rank: #175
• US rank: #16012

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: White Sulphur Springs, WV
• Population (ZIP): 5,082

Population outlook (Greenbrier County) Hauer SSP2

• Today (2025): 35,394 people
• By 2030: 35,182 · -0.6%
• By 2040: 34,241 · -3.3%
• By 2050: 32,882 · -7.1%
• By 2075: 29,435 · -16.8%
• By 2100: 24,473 · -30.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Black 5% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Italian 5% Slovak 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2% Arabic 1%

Political lean MEDSL · Greenbrier

• 2024 margin: Solid R (+42.1) · D 28.0% · R 70.1% · Other 1.9%
• 2008→2024 swing: -29.9pp toward R · 2008: -12.3pp · 2024: -42.1pp
• All cycles: 2024: R+42.1 2020: R+39.6 2016: R+41.2 2012: R+24.8 2008: R+12.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.98%
• Current HPI: 165.3067
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-60.0% since first listed

9 events — show timeline

• 2025-12-02 Relisted — BRIGHT MLS
• 2025-10-24 Contingent — BRIGHT MLS
• 2025-09-28 Price Changed $50,000 BRIGHT MLS
• 2025-07-21 Listed $65,000 BRIGHT MLS
• 2025-05-31 Listing Removed — BRIGHT MLS
• 2025-03-25 Price Changed $65,000 BRIGHT MLS
• 2024-12-16 Price Changed $99,000 BRIGHT MLS
• 2024-10-28 Price Changed $99,900 BRIGHT MLS
• 2024-10-10 Listed $125,000 BRIGHT MLS