353 Rush Ave · Ronceverte, WV 24970

$105,000

1 bd · 1.0 ba · 1,068 sqft · SingleFamily public records · 45 Days on market

Built 1979

---

Why this score? — see what drove the C- 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 +15.3/30.0
• Appreciation +8.8/10.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• 1% rule +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Ronceverte- Dome shaped roof over a 24x24 main floor with a 24x24 lower floor. This home has a brick fireplace with flue, small kitchen area, 3 new exterior doors. Very unique design awaits your finishing touch. This home needs a lot of TLC. Conveying as is where is sale. May be conveyed with a special warranty or quick claim deed.

Key facts

• Built 1979
• Listed 45 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; 2-story
• Construction: Stone construction; Block and stone foundation
• Exterior features: Wood roof

Interior

• Kitchen: Microwave; Refrigerator; Oven
• Bedrooms: Total rooms: 4
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating (electric); Window air conditioning units; Ceiling fans
• Interior features: Ceiling fans; Recessed lighting; Laminate countertops; Skylight(s); Wood burning stove fireplace

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $38 ($452/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $97k (8.0% below list).
• Recommended offer: $97k (8.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#119 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.
• 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.
• Zoned schools: Ronceverte Elementary (math 22% / reading 27%, grade F, #287 of 377 statewide, top 85%, 401 students, 0% FRL); Eastern Greenbrier Middle School (math 14% / reading 36%, grade F, #81 of 109 statewide, top 76%, 732 students, 0% FRL); Greenbrier East High School (math 21% / reading 51%, grade F, #39 of 110 statewide, top 36%, 1,014 students, 0% FRL) — zoned schools average 0% FRL vs 49% district-wide (49 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 23 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 $9k of equity ($726 loan paydown + $8k appreciation (7.6% 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 (7.6% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, 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 45 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago 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.
• Current owner paid $8k; list at $105k implies a 1212% gain — meaningful room to come down on a strong offer.

Recommended offer $96,616 (8.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.92% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.54%
• DSCR: 1.07
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.61% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.3%
• Equity multiple: 2.46×
• Total profit: $43,053
• Equity at exit: $76,992

10-year hold

• IRR: 18.9%
• Equity multiple: 5.19×
• Total profit: $123,132
• Equity at exit: $150,251

Cash invested: $29,400 (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 24970

• Home prices YoY: 4.1%
• Active inventory: 23
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $966 medium
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $38

Break-even live

Break-even rent $919

Max offer price $105,000

Occupancy floor 91%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $105,000 Active 45 DOM
2. 2026-06-17
   days on market $105,000 Active 44 DOM
3. 2026-06-16
   days on market $105,000 Active 43 DOM
4. 2026-06-16
   price $105,000 Active 42 DOM
5. 2026-06-15
   days on market $110,000 Active 42 DOM
6. 2026-06-15
   days on market $110,000 Active 41 DOM
7. 2026-06-13
   days on market $110,000 Active 40 DOM
8. 2026-06-12
   days on market $110,000 Active 39 DOM
9. 2026-06-09
   days on market $110,000 Active 36 DOM
10. 2026-06-08
    days on market $110,000 Active 35 DOM
11. 2026-06-08
    days on market $110,000 Active 34 DOM
12. 2026-06-07
    days on market $110,000 Active 33 DOM
13. 2026-06-04
    days on market $110,000 Active 31 DOM
14. 2026-06-03
    days on market $110,000 Active 30 DOM
15. 2026-06-02
    days on market $110,000 Active 29 DOM
16. 2026-06-01
    days on market $110,000 Active 28 DOM
17. 2026-05-31
    days on market $110,000 Active 27 DOM
18. 2026-05-08
    status Active
19. 2026-04-28
    status Pending
20. 2026-04-24
    listed $110,000 Active
21. 2026-04-22
    historical $110,000
22. 2020-09-23
    soldstatus $8,000
23. 2020-09-22
    soldstatus 333-char remark

    Show marketing remark (333 chars)

    Ronceverte- Dome shaped roof over a 24x24 main floor with a 24x24 lower floor. This home has a brick fireplace with flue, small kitchen area, 3 new exterior doors. Very unique design awaits your finishing touch. This home needs a lot of TLC. Conveying as is where is sale. May be conveyed with a special warranty or quick claim deed.

24. 2020-08-26
    listed $8,900 333-char remark

    Show marketing remark (333 chars)

    Ronceverte- Dome shaped roof over a 24x24 main floor with a 24x24 lower floor. This home has a brick fireplace with flue, small kitchen area, 3 new exterior doors. Very unique design awaits your finishing touch. This home needs a lot of TLC. Conveying as is where is sale. May be conveyed with a special warranty or quick claim deed.

ⓘ 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 4/10 Moderate 8 d/yr ≥96°F today · 22 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: $11,594
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$928
• − Management: −$928
• − Depreciation: −$3,055
• Taxable loss: −$1,297
• Est. tax savings @ 24.0%: +$311
• After-tax cash flow: $763/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 — Ronceverte

• Score: 65/100
• State rank: #119
• US rank: #12506

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ronceverte, WV
• Population (ZIP): 4,007

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 (93%)
• Race & ethnicity: White 93% Black 3% Two or more races 3%
• Common ancestry: Serbian 7% Italian 5% Romanian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 2%

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: ▲ 7.61%
• Current HPI: 191.9595
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+1136.0% since first listed

7 events — show timeline

• 2026-05-08 Relisted — GVBOR
• 2026-04-28 Pending — GVBOR
• 2026-04-24 Listed $110,000 GVBOR
• 2026-04-22 Coming Soon $110,000 GVBOR
• 2020-09-23 Sold (Public Records) $8,000 Public Records
• 2020-09-22 Sold (MLS) — GVBOR
• 2020-08-26 Listed $8,900 GVBOR

Property tax history

-10.8%/yr

Latest (2025): $76 · +7.8% YoY. Source: county tax records.