237 Spy Hill Ln · Green Bank, WV 26264

$59,999

6 bd · 1.0 ba · 1,768 sqft · SingleFamily · 224 Days on market

Built 1985 ↓ 40% 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 +5.0/10.0
• Schools +2.9/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Cabin located on Back Mtn Rd in Cass. Sits on just over 5 and 1/2 acre.

Key facts

• 5 and 1/2 acre
• Built 1985
• Listed 224 days

Tags

• 5 AND 1/2 ACRE

Property features AI

Exterior

• Home design: Residential property
• Construction: 5.58-acre lot
• Exterior features: Wood and metal roof

Interior

• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: No cooling
• Interior features: Hardwood flooring; 7 total rooms

What this means for you Summary

Snapshot

• This is a 6-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $519 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#276 in WV) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools D+, amenities F, commute F.
• Pocahontas County Schools (rural): math 31% / reading 39% proficiency, ranked #19 of 55 in WV (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 4 active listings in the ZIP; 2 units permitted in Pocahontas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($415 loan paydown + $2k appreciation (3.0% local appreciation)).
• Pocahontas County population projected at -18% 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 224 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Recommended offer $52,799 (12.0% below list)

Questions for the listing agent

1. It's been on market 224 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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: 1.97% ✓
• Cap rate: 16.67%
• Cash-on-cash: 37.06%
• DSCR: 2.65
• GRM: 4.2

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: 42.6%
• Equity multiple: 3.40×
• Total profit: $40,293
• Equity at exit: $26,978

10-year hold

• IRR: 42.5%
• Equity multiple: 6.78×
• Total profit: $97,159
• Equity at exit: $41,577

Cash invested: $16,800 (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 26264

• Active inventory: 4
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,182 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $519

Break-even live

Break-even rent $525

Max offer price $59,999

Occupancy floor 51%

Sensitivity live

Price	-10% $560	-5% $540	+0% $519	+5% $498	+10% $477
Rent	-10% $426	-5% $472	+0% $519	+5% $566	+10% $612
Rate	-1.0pp $549	-0.5pp $534	base $519	+0.5pp $503	+1.0pp $488

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-11
   status Pending
2. 2026-03-15
   price $59,999
3. 2025-09-29
   listed $100,000 Active

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥88°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,180
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,134
• − Management: −$1,134
• − Depreciation: −$1,745
• Taxable income: $5,605
• Est. tax owed @ 24.0%: −$1,345
• After-tax cash flow: $4,881/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: Pocahontas County Schools
• NCES district ID: 5401140
• Math proficiency: 31% ▼ -4.00%
• Reading proficiency: 39% ▼ -1.00%
• Median HH income: $35,035
• Composite: 28.89/100
• National rank: #6640
• State rank: #19 of 55 in WV

Livability — Green Bank

• Score: 55/100
• State rank: #276
• US rank: #23124

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 664

Population outlook (Pocahontas County) Hauer SSP2

• Today (2025): 8,115 people
• By 2030: 7,797 · -3.9%
• By 2040: 7,149 · -11.9%
• By 2050: 6,639 · -18.2%
• By 2075: 6,002 · -26.0%
• By 2100: 5,379 · -33.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 10% Hispanic / Latino 2% Native American 2%
• Common ancestry: Italian 14% Iranian 3% Lithuanian 1%

Political lean MEDSL · Pocahontas

• 2024 margin: Solid R (+50.3) · D 23.8% · R 74.1% · Other 2.2%
• 2008→2024 swing: -37.6pp toward R · 2008: -12.7pp · 2024: -50.3pp
• All cycles: 2024: R+50.3 2020: R+46.1 2016: R+42.8 2012: R+24.5 2008: R+12.7

Not yet ingested

• Civics: —

Market trends

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

Price history

-40.0% since first listed

3 events — show timeline

• 2026-05-11 Pending — GVBOR
• 2026-03-15 Price Changed $59,999 GVBOR
• 2025-09-29 Listed $100,000 GVBOR