1014 Webster Rd · Summersville, WV 26651

$95,000

4 bd · 2.0 ba · 1,280 sqft · SingleFamily public records · 50 Days on market

Built 1900 10,454 sqft lot $74/sqft · 47% below area Est $180k · 47% under

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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 +28.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming older two story home in town featuring classic character and a welcoming covered front porch. Upstairs offers two cozy bedrooms and one full bath. Well-maintained and in good condition, this home is move-in ready--all in a convenient location close to amenities.

Key facts

• Covered front porch
• Convenient location
• 0.24 acre lot

Tags

• COVERED FRONT PORCH
• CONVENIENT LOCATION

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Two levels
• Construction: Vinyl siding
• Exterior features: Shingle roof; Rolling slope lot; Has view; No additional exterior features listed

Interior

• Kitchen: Cooktop; Refrigerator
• Bedrooms: Total of 5 rooms
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced-air heating; Has cooling
• Interior features: Eat-in kitchen; No basement
• Laundry & utility: Laundry on main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $308 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#156 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Nicholas County Schools (rural): math 23% / reading 34% proficiency, ranked #38 of 55 in WV (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Summersville Elementary School (math 27% / reading 27%, grade F, #261 of 377 statewide, top 75%, 361 students, 0% FRL); Summersville Middle School (math 13% / reading 30%, grade F, #97 of 109 statewide, top 91%, 555 students, 0% FRL); Nicholas County High School (math 17% / reading 47%, grade F, #55 of 110 statewide, top 59%, 730 students, 0% FRL) — zoned schools average 0% FRL vs 54% district-wide (54 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 9 active listings in the ZIP; 2 units permitted in Nicholas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Nicholas County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $45k; list at $95k implies a 111% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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: 1.21% ✓
• Cap rate: 10.19%
• Cash-on-cash: 13.92%
• DSCR: 1.62
• GRM: 6.9

CMA / ARV

• ARV (median comp): $180,379
• List price: $95,000
• Delta: -47.33%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 Center St	0.37mi	3/2.0 (-1)	1,352 (+6%)	1mo	$225,000	$166	67
409 O'dell St	0.34mi	3/1.0 (-1)	1,334 (+4%)	21mo	$170,000	$127	51

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

Projected returns pro-forma

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

5-year hold

• IRR: 4.1%
• Equity multiple: 1.16×
• Total profit: $4,236
• Equity at exit: $14,165

10-year hold

• IRR: 13.6%
• Equity multiple: 2.09×
• Total profit: $28,916
• Equity at exit: $8,214

Cash invested: $26,600 (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 26651

• Home prices YoY: -5.6%
• Active inventory: 9
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,150 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$62 /mo · $744/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $308

Break-even live

Break-even rent $759

Max offer price $95,000

Occupancy floor 68%

Sensitivity live

Price	-10% $362	-5% $335	+0% $308	+5% $282	+10% $255
Rent	-10% $218	-5% $263	+0% $308	+5% $354	+10% $399
Rate	-1.0pp $356	-0.5pp $333	base $308	+0.5pp $284	+1.0pp $259

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $95,000 Active 50 DOM
2. 2026-06-18
   days on market $95,000 Active 48 DOM
3. 2026-06-17
   days on market $95,000 Active 47 DOM
4. 2026-06-16
   days on market $95,000 Active 46 DOM
5. 2026-06-15
   days on market $95,000 Active 45 DOM
6. 2026-06-15
   days on market $95,000 Active 44 DOM
7. 2026-06-13
   days on market $95,000 Active 43 DOM
8. 2026-06-12
   days on market $95,000 Active 42 DOM
9. 2026-06-09
   days on market $95,000 Active 39 DOM
10. 2026-06-08
    days on market $95,000 Active 38 DOM
11. 2026-06-08
    days on market $95,000 Active 37 DOM
12. 2026-06-07
    days on market $95,000 Active 36 DOM
13. 2026-06-04
    days on market $95,000 Active 34 DOM
14. 2026-06-03
    days on market $95,000 Active 33 DOM
15. 2026-06-02
    days on market $95,000 Active 32 DOM
16. 2026-06-01
    pricedays on market $95,000 Active 31 DOM
17. 2026-05-31
    days on market $115,000 Active 30 DOM
18. 2026-04-28
    listed $115,000 Active 271-char remark
19. 2023-10-10
    soldstatus $45,000

ⓘ 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: $744 · $62/mo
• Projected year-2 tax: $744 · $62/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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 20 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: $13,796
• − Mortgage interest: −$5,321
• − Property taxes: −$744
• − Insurance: −$475
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$2,764
• Taxable income: $2,285
• Est. tax owed @ 24.0%: −$548
• After-tax cash flow: $3,153/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: Nicholas County Schools
• NCES district ID: 5401020
• Math proficiency: 23% ▼ -12.00%
• Reading proficiency: 34% ▼ -7.00%
• Median HH income: $38,510
• Composite: 23.82/100
• National rank: #7808
• State rank: #38 of 55 in WV

Livability — Summersville

• Score: 63/100
• State rank: #156
• US rank: #14978

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Summersville, WV
• Population (ZIP): 10,070

Population outlook (Nicholas County) Hauer SSP2

• Today (2025): 23,901 people
• By 2030: 22,736 · -4.9%
• By 2040: 20,345 · -14.9%
• By 2050: 18,161 · -24.0%
• By 2075: 13,762 · -42.4%
• By 2100: 9,924 · -58.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3%
• Common ancestry: Romanian 1% Italian 1% Serbian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 98% English-only · Chinese 1%

Political lean MEDSL · Nicholas

• 2024 margin: Solid R (+60.2) · D 19.1% · R 79.3% · Other 1.6%
• 2008→2024 swing: -55.4pp toward R · 2008: -4.8pp · 2024: -60.2pp
• All cycles: 2024: R+60.2 2020: R+56.9 2016: R+57.0 2012: R+36.8 2008: R+4.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -11.79%
• Current HPI: 197.3698
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+111.1% since first listed

3 events — show timeline

• 2026-06-01 Price Changed $95,000 BBOR
• 2026-04-28 Listed $115,000 BBOR
• 2023-10-10 Sold (Public Records) $45,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $744 · +2.4% YoY. Source: county tax records.