137 Hodum Crk · Addison (Webster Springs), WV 26222

$45,000

3 bd · 2.0 ba · 1,425 sqft · SingleFamily · 11 Days on market

Built 1975 Fair condition 2.30 ac lot

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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 +7.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0

Listing remarks

Country Charmer in need of a little Love! Add some loving touches to this Single Level Living 3 bedroom, 2 bath home with sunroom, creek flowing down side yard plus detached garage and outbuilding. Property has well water and septic. High speed internet is available

Key facts

• Outbuilding
• Septic
• Sunroom

Tags

• SUNROOM
• CREEK FLOWING DOWN SIDE YARD
• DETACHED GARAGE
• OUTBUILDING
• WELL WATER
• SEPTIC

Property features AI

Exterior

• Parking: Detached garage; 2 garage spaces; Off-street and on-street parking
• Utilities: Private well water; Septic tank
• Home design: Detached single-family residence; 2 stories
• Construction: Frame construction with wood siding
• Exterior features: Shingle roof; Level and sloped lot; Stream/creek frontage; Irregular lot shape; 2.3 acre lot; Community pool

Interior

• Kitchen: Range
• Bedrooms: Total rooms: 8
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Ceiling fan(s)
• Interior features: Range; Vinyl flooring; Ceiling fan(s)

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 $500 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Webster County Schools (rural): math 23% / reading 31% proficiency, ranked #45 of 55 in WV (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Hacker Valley Elementary School (math 24% / reading 24%, grade F, #287 of 377 statewide, top 85%, 53 students, 0% FRL); Webster County High School (math 22% / reading 32%, grade F, #79 of 110 statewide, top 78%, 526 students, 0% FRL) — zoned schools average 0% FRL vs 57% district-wide (57 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 1 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($311 loan paydown + $2k appreciation (4.2% local appreciation)).
• Webster County population projected at -40% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.2% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $45,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1975 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.47% ✓
• Cap rate: 21.39%
• Cash-on-cash: 53.92%
• DSCR: 3.40
• GRM: 3.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.22% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 54.4%
• Equity multiple: 4.20×
• Total profit: $40,281
• Equity at exit: $23,400

10-year hold

• IRR: 52.9%
• Equity multiple: 8.57×
• Total profit: $95,395
• Equity at exit: $38,747

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 26222

• Home prices YoY: 2.6%
• Active inventory: 1
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,110 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: −$233
• Net cashflow: $500

Break-even live

Break-even rent $478

Max offer price $45,000

Occupancy floor 50%

Sensitivity live

Price	-10% $531	-5% $515	+0% $500	+5% $484	+10% $469
Rent	-10% $412	-5% $456	+0% $500	+5% $544	+10% $587
Rate	-1.0pp $522	-0.5pp $511	base $500	+0.5pp $488	+1.0pp $476

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 9 events

1. 2026-06-21
   days on market $45,000 Active 11 DOM
2. 2026-06-18
   days on market $45,000 Active 9 DOM
3. 2026-06-17
   days on market $45,000 Active 8 DOM
4. 2026-06-16
   days on market $45,000 Active 7 DOM
5. 2026-06-15
   days on market $45,000 Active 6 DOM
6. 2026-06-15
   days on market $45,000 Active 5 DOM
7. 2026-06-13
   days on market $45,000 Active 4 DOM
8. 2026-06-12
   remarks 266-char remark
9. 2026-06-12
   listed $45,000 Active 3 DOM

ⓘ 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 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥92°F today · 22 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: $13,324
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$1,022
• − Repairs & maintenance: −$1,066
• − Management: −$1,066
• − Depreciation: −$1,309
• Taxable income: $5,665
• Est. tax owed @ 24.0%: −$1,360
• After-tax cash flow: $4,637/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 · 3 photos

Fair 45/100 Moderate rehab

This single-family home requires significant repairs and updates, including a new roof, siding, and bathroom flooring, to improve its condition and value.

Repairs flagged

• Major roof — The satellite image suggests potential roof damage.
• Major siding — The siding is peeling and needs replacement.
• Major bathroom flooring — The flooring appears damaged and possibly moldy, requiring replacement or cleaning.
• Major interior walls/paint — The walls and paint need a fresh coat to improve appearance and possibly address mold issues.
• Major bathroom fixtures — Outdated fixtures in the bathroom need updating for a better look and functionality.

Value-add opportunities

• Both new roof — A new roof would significantly improve the home's appearance and functionality.
• Both new siding — New siding would enhance the home's curb appeal and increase its value.
• Both new bathroom flooring — Replacing the damaged bathroom flooring would improve the home's functionality and appearance.
• Both new interior paint — A fresh coat of paint would improve the home's appearance and potentially address mold issues.
• Both updated bathroom fixtures — Modernizing the bathroom fixtures would enhance the home's functionality and appearance, making it more attractive to buyers or renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The satellite image suggests potential roof damage.	Major	$15,000–50,000
siding · The siding is peeling and needs replacement.	Major	$15,000–50,000
bathroom flooring · The flooring appears damaged and possibly moldy, requiring replacement or cleaning.	Major	$15,000–50,000
interior walls/paint · The walls and paint need a fresh coat to improve appearance and possibly address mold issues.	Major	$15,000–50,000
bathroom fixtures · Outdated fixtures in the bathroom need updating for a better look and functionality.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both new roof — A new roof would significantly improve the home's appearance and functionality. ↑
• Both new siding — New siding would enhance the home's curb appeal and increase its value. ↑
• Both new bathroom flooring — Replacing the damaged bathroom flooring would improve the home's functionality and appearance. ↑
• Both new interior paint — A fresh coat of paint would improve the home's appearance and potentially address mold issues. ↑
• Both updated bathroom fixtures — Modernizing the bathroom fixtures would enhance the home's functionality and appearance, making it more attractive to buyers or 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: Webster County Schools
• NCES district ID: 5401530
• Math proficiency: 23% ▼ -1.00%
• Reading proficiency: 31% ▼ -3.00%
• Median HH income: $30,013
• Composite: 21.78/100
• National rank: #8252
• State rank: #45 of 55 in WV

Livability — Addison (Webster Springs)

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

Census & demographics

• Population (ZIP): 229

Population outlook (Webster County) Hauer SSP2

• Today (2025): 7,604 people
• By 2030: 6,943 · -8.7%
• By 2040: 5,661 · -25.6%
• By 2050: 4,557 · -40.1%
• By 2075: 2,883 · -62.1%
• By 2100: 2,096 · -72.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%

Political lean MEDSL · Webster

• 2024 margin: Solid R (+66.7) · D 16.0% · R 82.7% · Other 1.4%
• 2008→2024 swing: -72.1pp toward R · 2008: 5.4pp · 2024: -66.7pp
• All cycles: 2024: R+66.7 2020: R+63.2 2016: R+58.5 2012: R+28.0 2008: D+5.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.22%
• Current HPI: 163.2094
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-10 Listed $45,000 NCWVREIN