169 Kesler Ln · Alderson, WV 24981

$45,000

3 bd · 2.0 ba · 912 sqft · SingleFamily · 86 Days on market

Built 1967 Fair condition 0.63 ac lot $49/sqft · 68% below area ↓ 18% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +2.0/10.0

Listing remarks MLS

Welcome to this 3-bedroom, 1-bath home offering a great opportunity for buyers looking to add their personal touch. The home offers a foundation for updates and improvements. The property presents a chance to build equity and transform it into a comfortable residence or rental investment. Bring your vision and make this property your own!

Key facts

• 0.63 acre lot
• Garage
• Built 1967

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $45k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $339 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($907 rent vs $45k).
• Recommended offer: $42k (6.0% below list) — sets the bar for market timing.

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: 6 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 $1k of equity ($311 loan paydown + $795 appreciation (1.8% 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 (1.8% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($42k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $42,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 2.02% ✓
• Cap rate: 17.11%
• Cash-on-cash: 38.65%
• DSCR: 2.72
• GRM: 4.1

CMA / ARV

• ARV (median comp): $138,753
• List price: $45,000
• Delta: -67.57%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

1.77% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.1%
• Equity multiple: 2.92×
• Total profit: $24,224
• Equity at exit: $17,187

10-year hold

• IRR: 37.5%
• Equity multiple: 5.74×
• Total profit: $59,777
• Equity at exit: $24,324

Cash invested: $12,600 (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 24981

• Home prices YoY: 1.0%
• Active inventory: 6
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $907 medium
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$191
• Net cashflow: $339

Break-even live

Break-even rent $478

Max offer price $45,000

Occupancy floor 58%

Sensitivity live

Price	-10% $370	-5% $355	+0% $339	+5% $324	+10% $308
Rent	-10% $268	-5% $304	+0% $339	+5% $375	+10% $411
Rate	-1.0pp $362	-0.5pp $351	base $339	+0.5pp $328	+1.0pp $316

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $45,000 Active 86 DOM
2. 2026-06-18
   days on market $45,000 Active 84 DOM
3. 2026-06-17
   days on market $45,000 Active 83 DOM
4. 2026-06-16
   days on market $45,000 Active 82 DOM
5. 2026-06-15
   days on market $45,000 Active 81 DOM
6. 2026-06-15
   days on market $45,000 Active 80 DOM
7. 2026-06-13
   days on market $45,000 Active 79 DOM
8. 2026-06-12
   days on market $45,000 Active 78 DOM
9. 2026-06-09
   days on market $45,000 Active 75 DOM
10. 2026-06-08
    days on market $45,000 Active 74 DOM
11. 2026-06-08
    days on market $45,000 Active 73 DOM
12. 2026-06-07
    days on market $45,000 Active 72 DOM
13. 2026-06-04
    days on market $45,000 Active 70 DOM
14. 2026-06-03
    days on market $45,000 Active 69 DOM
15. 2026-06-02
    days on market $45,000 Active 68 DOM
16. 2026-06-01
    days on market $45,000 Active 67 DOM
17. 2026-05-31
    days on market $45,000 Active 66 DOM
18. 2026-04-30
    price $45,000 340-char remark

    Show marketing remark (340 chars)

    Welcome to this 3-bedroom, 1-bath home offering a great opportunity for buyers looking to add their personal touch. The home offers a foundation for updates and improvements. The property presents a chance to build equity and transform it into a comfortable residence or rental investment. Bring your vision and make this property your own!

19. 2026-03-26
    listed $55,000 Active 340-char remark

    Show marketing remark (340 chars)

    Welcome to this 3-bedroom, 1-bath home offering a great opportunity for buyers looking to add their personal touch. The home offers a foundation for updates and improvements. The property presents a chance to build equity and transform it into a comfortable residence or rental investment. Bring your vision and make this property your own!

20. 2026-03-26
    listed $55,000 Active 340-char remark

    Show marketing remark (340 chars)

    Welcome to this 3-bedroom, 1-bath home offering a great opportunity for buyers looking to add their personal touch. The home offers a foundation for updates and improvements. The property presents a chance to build equity and transform it into a comfortable residence or rental investment. Bring your vision and make this property your own!

ⓘ 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 7/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 8 d/yr ≥96°F today · 23 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $10,888
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$1,022
• − Repairs & maintenance: −$871
• − Management: −$871
• − Depreciation: −$1,309
• Taxable income: $3,618
• Est. tax owed @ 24.0%: −$868
• After-tax cash flow: $3,204/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This property requires moderate renovations to improve its condition and increase its value. The kitchen and bathrooms are in poor condition and need major repairs. The exterior siding and landscaping also need attention. Modernizing the kitchen and updating the bathrooms will significantly increase its resale value.

Repairs flagged

• Major kitchen cabinets — severely dated and in poor condition
• Major kitchen countertops — dated and in poor condition
• Major kitchen appliances — dated and in poor condition
• Major bathroom fixtures — dated and in poor condition
• Major exterior siding — deteriorating and in poor condition
• Major landscaping — overgrown and in poor condition

Value-add opportunities

• Resale modernize kitchen — modern kitchen will attract more buyers
• Resale update bathrooms — updated bathrooms will attract more buyers
• Resale repair and paint exterior — improved exterior will attract more buyers
• Both landscaping and lawn maintenance — attractive landscaping and lawn will attract both buyers and renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severely dated and in poor condition	Major	$15,000–50,000
kitchen countertops · dated and in poor condition	Major	$15,000–50,000
kitchen appliances · dated and in poor condition	Major	$15,000–50,000
bathroom fixtures · dated and in poor condition	Major	$15,000–50,000
exterior siding · deteriorating and in poor condition	Major	$15,000–50,000
landscaping · overgrown and in poor condition	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale modernize kitchen — modern kitchen will attract more buyers ↑
• Resale update bathrooms — updated bathrooms will attract more buyers ↑
• Resale repair and paint exterior — improved exterior will attract more buyers ↑
• Both landscaping and lawn maintenance — attractive landscaping and lawn will attract both buyers and renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 545

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 (85%)
• Race & ethnicity: White 85% Black 15%
• Common ancestry: Slovak 5%
• Foreign-born: 5%

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: ▲ 1.77%
• Current HPI: 177.5341
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-18.2% since first listed

3 events — show timeline

• 2026-04-30 Price Changed $45,000 BBOR
• 2026-03-26 Listed $55,000 GVBOR
• 2026-03-26 Listed $55,000 BBOR