158 Basin St · Sprague, WV 25801

$79,900

1 bd · 2.0 ba · 1,652 sqft · SingleFamily public records · 18 Days on market

Built 1945

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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 +8.3/10.0
• ARV discount +7.5/15.0
• Rent growth +3.6/5.0
• Schools +3.0/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very convenient location, well kept home, back deck, wood and ceramic flooring, 8x10 storage building

Key facts

• Off street parking
• Walkout to rear yard
• Large yard

Tags

• FULLY FINISHED BASEMENT
• WALKOUT TO REAR YARD
• EXPANSIVE DECK
• LARGE YARD
• OFF STREET PARKING

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential 2-story
• Construction: Block foundation; Built with wood construction components
• Exterior features: Wood and shingle roof

Interior

• Flooring: Ceramic tile; Hardwood; Vinyl; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard electric heating; No central cooling
• Interior features: Laminate counters; Ceramic tile, hardwood, vinyl, and laminate flooring; 8 total rooms

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $347 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Market conditions: Rents rising fast (+4.2%/yr); 112 active listings in the ZIP; 41 units permitted in Raleigh County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Raleigh County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 4.2% rent growth), your $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $78,701 (1.5% below list)

Questions for the listing agent

1. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.33% ✓
• Cap rate: 11.50%
• Cash-on-cash: 18.61%
• DSCR: 1.83
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.25% rent growth · sell at horizon

5-year hold

• IRR: 11.6%
• Equity multiple: 1.47×
• Total profit: $10,480
• Equity at exit: $11,913

10-year hold

• IRR: 21.5%
• Equity multiple: 2.93×
• Total profit: $43,176
• Equity at exit: $6,908

Cash invested: $22,372 (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 25801

• Home prices YoY: -17.8%
• Rents YoY: 4.2%
• Active inventory: 112
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,060 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$38 /mo · $460/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $347

Break-even live

Break-even rent $621

Max offer price $79,900

Occupancy floor 62%

Sensitivity live

Price	-10% $392	-5% $370	+0% $347	+5% $324	+10% $302
Rent	-10% $263	-5% $305	+0% $347	+5% $389	+10% $431
Rate	-1.0pp $387	-0.5pp $367	base $347	+0.5pp $326	+1.0pp $305

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-19
   days on market $79,900 Active 18 DOM
2. 2026-06-18
   days on market $79,900 Active 17 DOM
3. 2026-06-17
   days on market $79,900 Active 16 DOM
4. 2026-06-16
   days on market $79,900 Active 15 DOM
5. 2026-06-15
   days on market $79,900 Active 14 DOM
6. 2026-06-14
   days on market $79,900 Active 12 DOM
7. 2026-06-12
   days on market $79,900 Active 11 DOM
8. 2026-06-09
   days on market $79,900 Active 8 DOM
9. 2026-06-08
   days on market $79,900 Active 7 DOM
10. 2026-06-07
    days on market $79,900 Active 6 DOM
11. 2026-06-03
    days on market $79,900 Active 2 DOM
12. 2026-06-01
    remarks 152-char remark
13. 2026-06-01
    listed $79,900 Active 1 DOM

ⓘ 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: $460 · $38/mo
• Projected year-2 tax: $471 · $39/mo
• Expected delta: +$11/yr (+$1/mo · 2.4%)

ⓘ 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 ≥92°F today · 19 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: $12,723
• − Mortgage interest: −$4,476
• − Property taxes: −$460
• − Insurance: −$400
• − Repairs & maintenance: −$1,018
• − Management: −$1,018
• − Depreciation: −$2,324
• Taxable income: $3,028
• Est. tax owed @ 24.0%: −$727
• After-tax cash flow: $3,437/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 — Sprague

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Sprague, WV
• County: Raleigh County · 31,128 people
• Metro: Beckley, WV
• Population (ZIP): 31,128
• Household income: $56,836
• Rent vs Own: 33.1% rent · 66.9% own
• Severe rent burden: 1384.0

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 (81%)
• Race & ethnicity: White 81% Black 10% Two or more races 7% Hispanic / Latino 2% Asian 2%
• Common ancestry: Slovak 2% Italian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 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: ▼ -45.60%
• Current HPI: 210.0114
• Rent YoY: ▲ 4.25%
• Metro: Beckley, WV
• State GDP YoY: —
• F500 in state: 0

Price history

+6.5% since first listed

3 events — show timeline

• 2026-05-27 Listed $79,900 GVBOR
• 2018-04-24 Sold (MLS) $70,000 BBOR
• 2018-01-31 Listed $75,000 BBOR

Property tax history

-1.3%/yr

Latest (2025): $460 · -1.9% YoY. Source: county tax records.