629 Leslie Subdivision Rd · Quinwood, WV 25972

$6,500

2 bd · 1.0 ba · 800 sqft · SingleFamily · 369 Days on market

Built 1980 ↓ 48% since listing

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +5.0/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Livability +2.0/5.0

Listing remarks

LESLIE, WV Greenbrier County, WV lot with mobile home

Key facts

• Built 1980
• Listed 368 days

Property features AI

Exterior

• Home design: Residential property
• Construction: Aluminum siding; Pillar/post/pier foundation; Built with tar/gravel roof
• Exterior features: Tar/gravel roof

Interior

• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Carpet flooring; 4 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $6k.

Deal economics

• At list price, monthly cash flow is $620 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($842 rent vs $6k).
• Recommended offer: $6k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 40/100 on livability (#379 in WV) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Greenbrier County Schools (town): math 24% / reading 37% proficiency, ranked #31 of 55 in WV (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 active listings in the ZIP; 74 units permitted in Greenbrier County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $240 of equity ($45 loan paydown + $195 appreciation (3.0% local appreciation)).
• Greenbrier County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $2k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 369 days — a 12% lower offer ($6k) is reasonable based on typical stale-listing flexibility.

Recommended offer $5,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 369 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 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 12.95% ✓
• Cap rate: 120.73%
• Cash-on-cash: 408.70%
• DSCR: 19.18
• GRM: 0.6

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: —
• Equity multiple: 23.13×
• Total profit: $40,275
• Equity at exit: $2,923

10-year hold

• IRR: —
• Equity multiple: 49.39×
• Total profit: $88,065
• Equity at exit: $4,504

Cash invested: $1,820 (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 25972

• Active inventory: 1
• Price-to-rent: 0.6×

Monthly cashflow live

• Estimated rent: $842 medium
• Mortgage (P&I): −$34
• Tax est. 1.5%: −$8 /mo · $98/yr
• Insurance: −$3
• HOA: −$0
• Vacancy / Maint / Mgmt: −$177
• Net cashflow: $620

Break-even live

Break-even rent $57

Max offer price $6,500

Occupancy floor 21%

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: $1,625
• Closing costs: $195
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $6,500 Active 369 DOM
2. 2026-06-17
   days on market $6,500 Active 368 DOM
3. 2026-06-16
   days on market $6,500 Active 367 DOM
4. 2026-06-15
   days on market $6,500 Active 366 DOM
5. 2026-06-15
   days on market $6,500 Active 365 DOM
6. 2026-06-13
   days on market $6,500 Active 364 DOM
7. 2026-06-12
   days on market $6,500 Active 363 DOM
8. 2026-06-09
   days on market $6,500 Active 360 DOM
9. 2026-06-08
   days on market $6,500 Active 359 DOM
10. 2026-06-08
    days on market $6,500 Active 358 DOM
11. 2026-06-07
    days on market $6,500 Active 357 DOM
12. 2026-06-04
    days on market $6,500 Active 355 DOM
13. 2026-06-03
    days on market $6,500 Active 354 DOM
14. 2026-06-02
    days on market $6,500 Active 353 DOM
15. 2026-06-01
    days on market $6,500 Active 352 DOM
16. 2026-05-31
    days on market $6,500 Active 351 DOM
17. 2026-04-30
    price $6,500
18. 2026-03-21
    price $6,900
19. 2026-02-13
    price $7,000
20. 2026-01-01
    price $7,500
21. 2025-12-09
    price $7,900
22. 2025-11-09
    price $8,900
23. 2025-09-25
    price $9,900
24. 2025-08-26
    price $11,500
25. 2025-06-14
    listed $12,500 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥86°F today · 20 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: $10,098
• − Mortgage interest: −$364
• − Property taxes: −$98
• − Insurance: −$32
• − Repairs & maintenance: −$808
• − Management: −$808
• − Depreciation: −$189
• Taxable income: $7,799
• Est. tax owed @ 24.0%: −$1,872
• After-tax cash flow: $5,567/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: Greenbrier County Schools
• NCES district ID: 5400390
• Math proficiency: 24% ▼ -14.00%
• Reading proficiency: 37% ▼ -10.00%
• Median HH income: $37,088
• Composite: 25.34/100
• National rank: #7477
• State rank: #31 of 55 in WV

Livability — Quinwood

• Score: 40/100
• State rank: #379
• US rank: #27296

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 208

Population outlook (Greenbrier County) Hauer SSP2

• Today (2025): 35,394 people
• By 2030: 35,182 · -0.6%
• By 2040: 34,241 · -3.3%
• By 2050: 32,882 · -7.1%
• By 2075: 29,435 · -16.8%
• By 2100: 24,473 · -30.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Black 33%
• Common ancestry: Serbian 6%

Political lean MEDSL · Greenbrier

• 2024 margin: Solid R (+42.1) · D 28.0% · R 70.1% · Other 1.9%
• 2008→2024 swing: -29.9pp toward R · 2008: -12.3pp · 2024: -42.1pp
• All cycles: 2024: R+42.1 2020: R+39.6 2016: R+41.2 2012: R+24.8 2008: R+12.3

Not yet ingested

• Civics: —

Market trends

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

Price history

-48.0% since first listed

9 events — show timeline

• 2026-04-30 Price Changed $6,500 GVBOR
• 2026-03-21 Price Changed $6,900 GVBOR
• 2026-02-13 Price Changed $7,000 GVBOR
• 2026-01-01 Price Changed $7,500 GVBOR
• 2025-12-09 Price Changed $7,900 GVBOR
• 2025-11-09 Price Changed $8,900 GVBOR
• 2025-09-25 Price Changed $9,900 GVBOR
• 2025-08-26 Price Changed $11,500 GVBOR
• 2025-06-14 Listed $12,500 GVBOR