58 Spruce St · Smithers, WV 25186

$114,900

4 bd · 2.0 ba · 2,048 sqft · SingleFamily public records · 198 Days on market

Built 1920 2,879 sqft lot ↓ 4% 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 +28.2/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Appreciation +5.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

So Many Possibilities with This Large, Freshly Painted, 2-Story Home! The First Floor Contains 6 Total Rooms and Is Move-In Ready, While the Second Floor Could Be Used for Additional Bedrooms, Family Room, Office, Rec Room, Or Just for Storage Galore! With A Covered Porch and Patio on The First Floor and An Enclosed Porch on The Second Floor, This Home Could Be Made to Accommodate Your Every Need. Being Sold for $9,000 Below Appraised Value. Call For an Appointment to See It Today!

Key facts

• Covered porch
• Second floor
• First floor

Tags

• FIRST FLOOR
• SECOND FLOOR
• COVERED PORCH
• ENCLOSED PORCH
• MOVE IN READY

Property features AI

Exterior

• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single family residence; Two levels / 2 stories
• Construction: Frame construction; Plaster; Shingle siding
• Exterior features: Patio; Porch; Fenced yard; Metal roof

Interior

• Bedrooms: Total of 10 rooms (bedrooms and living spaces included)
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Window unit(s); Forced air heating; Space heater; Wall furnace
• Interior features: Insulated windows; Full basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $115k.

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 $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#76 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Fayette County Schools (suburban): math 17% / reading 31% proficiency, ranked #51 of 55 in WV (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Valley Pk-8 (math 13%, 530 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: 2 active listings in the ZIP; 26 units permitted in Fayette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($794 loan paydown + $3k appreciation (3.0% local appreciation)).
• Fayette County population projected at -23% 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 $32k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 198 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; moderate wildfire risk; extreme-heat days projected 8→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 198 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 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.16% ✓
• Cap rate: 10.09%
• Cash-on-cash: 13.55%
• DSCR: 1.60
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 18.2%
• Equity multiple: 2.04×
• Total profit: $33,434
• Equity at exit: $51,664

10-year hold

• IRR: 19.6%
• Equity multiple: 3.85×
• Total profit: $91,552
• Equity at exit: $79,620

Cash invested: $32,172 (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 25186

• Active inventory: 2
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,332 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$39 /mo · $466/yr
• Insurance: −$48
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $308

Break-even live

Break-even rent $943

Max offer price $114,900

Occupancy floor 72%

Sensitivity live

Price	-10% $373	-5% $340	+0% $308	+5% $275	+10% $243
Rent	-10% $203	-5% $255	+0% $308	+5% $360	+10% $413
Rate	-1.0pp $366	-0.5pp $337	base $308	+0.5pp $278	+1.0pp $248

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $114,900 Active 198 DOM
2. 2026-06-18
   days on market $114,900 Active 197 DOM
3. 2026-06-17
   days on market $114,900 Active 196 DOM
4. 2026-06-16
   days on market $114,900 Active 195 DOM
5. 2026-06-15
   days on market $114,900 Active 194 DOM
6. 2026-06-14
   days on market $114,900 Active 192 DOM
7. 2026-06-12
   days on market $114,900 Active 191 DOM
8. 2026-06-09
   days on market $114,900 Active 188 DOM
9. 2026-06-08
   days on market $114,900 Active 187 DOM
10. 2026-06-07
    days on market $114,900 Active 186 DOM
11. 2026-06-05
    pricedays on market $114,900 Active 183 DOM
12. 2026-06-03
    days on market $119,900 Active 182 DOM
13. 2026-06-02
    days on market $119,900 Active 181 DOM
14. 2026-06-01
    days on market $119,900 Active 180 DOM
15. 2026-05-31
    days on market $119,900 Active 179 DOM
16. 2026-05-30
    days on market $119,900 Active 178 DOM
17. 2026-03-16
    price $119,900
18. 2025-12-03
    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.

Tax reassessment forecast WV · Resets to sale price

• Current annual tax: $466 · $39/mo
• Projected year-2 tax: $678 · $56/mo
• Expected delta: +$212/yr (+$18/mo · 45.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 8 d/yr ≥97°F today · 23 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: $15,989
• − Mortgage interest: −$6,436
• − Property taxes: −$466
• − Insurance: −$1,241
• − Repairs & maintenance: −$1,279
• − Management: −$1,279
• − Depreciation: −$3,343
• Taxable income: $1,945
• Est. tax owed @ 24.0%: −$467
• After-tax cash flow: $3,227/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: Fayette County Schools
• NCES district ID: 5400300
• Math proficiency: 17% ▼ -12.00%
• Reading proficiency: 31% ▼ -4.00%
• Median HH income: $35,293
• Composite: 19.77/100
• National rank: #8706
• State rank: #51 of 55 in WV

Livability — Smithers

• Score: 69/100
• State rank: #76
• US rank: #9040

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: Smithers, WV
• City population: 925
• Population (ZIP): 925

Population outlook (Fayette County) Hauer SSP2

• Today (2025): 41,745 people
• By 2030: 39,758 · -4.8%
• By 2040: 35,751 · -14.4%
• By 2050: 32,223 · -22.8%
• By 2075: 24,307 · -41.8%
• By 2100: 16,671 · -60.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Two or more races 13% Hispanic / Latino 12% Black 6%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Slovak 5% Lithuanian 3% Russian 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Fayette

• 2024 margin: Solid R (+41.8) · D 28.1% · R 69.8% · Other 2.1%
• 2008→2024 swing: -39.0pp toward R · 2008: -2.7pp · 2024: -41.8pp
• All cycles: 2024: R+41.8 2020: R+38.6 2016: R+39.6 2012: R+21.0 2008: R+2.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-4.1% since first listed

2 events — show timeline

• 2026-03-16 Price Changed $119,900 KVBOR
• 2025-12-03 Listed $125,000 KVBOR

Property tax history

+4.4%/yr

Latest (2025): $466 · +0.3% YoY. Source: county tax records.