99 Rocky Hollow Rd · Alderson, WV 24985

$124,900

3 bd · 2.0 ba · 1,456 sqft · SingleFamily public records · 16 Days on market

Built 2011 ↓ 11% since listing

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Why this score? — see what drove the C- 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 +19.8/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• Appreciation +5.0/10.0
• 1% rule +4.3/10.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Beautiful country living in Wayside, Monroe County, WV: This home offers 3 bedrooms & 2 full bathrooms. Large Main Suite with spacious main bathroom with double sinks & abundance of cabinetry/storage. Spacious open floor plan with eye catching stone wall/display dividing wall. The kitchen is definitely a cooks kitchen with lots of cabinets, counter space & spice storage area plus there's a center island & an awesome pots & pans hanging rack! Front open deck, 22'X10' makes for a great entertaining area & to relax & enjoy the pretty views! There's a 12'X24' detached garage/workshop with metal roof that's only 1 year old. Plenty of room for storage, tinkering, atv's, riding mower, kayaks, etc. Call your Realtor to see this property today!

Key facts

• Spacious home
• Large storage shed
• Built 2011

Tags

• SPACIOUS HOME
• LARGE STORAGE SHED

Property features AI

Exterior

• Home design: Residential ranch; Single-story (ranch)
• Construction: Block foundation
• Exterior features: Wood and shingle roof

Interior

• Flooring: Carpet; Vinyl; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump and electric heating; Central air conditioning
• Interior features: Laminate countertops

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $149 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (6.6% below list).
• Recommended offer: $117k (6.6% below list) — sets the bar for 1% rule.

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.
• Monroe County Schools (rural): math 27% / reading 35% proficiency, ranked #29 of 55 in WV (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 2 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($864 loan paydown + $4k appreciation (3.0% local appreciation)).
• Monroe County population projected to shrink 9% 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 $35k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $116,597 (6.6% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.93% ✗
• Cap rate: 7.73%
• Cash-on-cash: 5.12%
• DSCR: 1.23
• GRM: 8.9

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: 12.3%
• Equity multiple: 1.70×
• Total profit: $24,517
• Equity at exit: $56,160

10-year hold

• IRR: 14.3%
• Equity multiple: 3.11×
• Total profit: $73,917
• Equity at exit: $86,550

Cash invested: $34,972 (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 24985

• Active inventory: 2
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,166 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$65 /mo · $777/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $149

Break-even live

Break-even rent $977

Max offer price $124,900

Occupancy floor 82%

Sensitivity live

Price	-10% $220	-5% $185	+0% $149	+5% $114	+10% $79
Rent	-10% $57	-5% $103	+0% $149	+5% $195	+10% $241
Rate	-1.0pp $212	-0.5pp $181	base $149	+0.5pp $117	+1.0pp $84

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-31
   status $124,900 Pending 16 DOM
2. 2026-04-30
   listed $124,900 Active
3. 2023-07-18
   soldstatus $153,000
4. 2023-07-17
   soldstatus 790-char remark

   Show marketing remark (790 chars)

   Beautiful country living in Wayside, Monroe County, WV: This home offers 3 bedrooms & 2 full bathrooms. Large Main Suite with spacious main bathroom with double sinks & abundance of cabinetry/storage. Spacious open floor plan with eye catching stone wall/display dividing wall. The kitchen is definitely a cooks kitchen with lots of cabinets, counter space & spice storage area plus there's a center island & an awesome pots & pans hanging rack! Front open deck, 22'X10' makes for a great entertaining area & to relax & enjoy the pretty views! There's a 12'X24' detached garage/workshop with metal roof that's only 1 year old. Plenty of room for storage, tinkering, atv's, riding mower, kayaks, etc. Call your Realtor to see this property today!

5. 2023-01-29
   listed $160,000 790-char remark

   Show marketing remark (790 chars)

   Beautiful country living in Wayside, Monroe County, WV: This home offers 3 bedrooms & 2 full bathrooms. Large Main Suite with spacious main bathroom with double sinks & abundance of cabinetry/storage. Spacious open floor plan with eye catching stone wall/display dividing wall. The kitchen is definitely a cooks kitchen with lots of cabinets, counter space & spice storage area plus there's a center island & an awesome pots & pans hanging rack! Front open deck, 22'X10' makes for a great entertaining area & to relax & enjoy the pretty views! There's a 12'X24' detached garage/workshop with metal roof that's only 1 year old. Plenty of room for storage, tinkering, atv's, riding mower, kayaks, etc. Call your Realtor to see this property today!

6. 2021-11-15
   soldstatus $130,000
7. 2021-11-12
   soldstatus
8. 2021-10-28
   listed $140,000

ⓘ 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: $777 · $65/mo
• Projected year-2 tax: $777 · $65/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 19 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: $13,992
• − Mortgage interest: −$6,996
• − Property taxes: −$777
• − Insurance: −$624
• − Repairs & maintenance: −$1,119
• − Management: −$1,119
• − Depreciation: −$3,633
• Taxable loss: −$279
• Est. tax savings @ 24.0%: +$67
• After-tax cash flow: $1,859/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: Monroe County Schools
• NCES district ID: 5400960
• Math proficiency: 27% ▼ -9.00%
• Reading proficiency: 35% ▼ -8.00%
• Median HH income: $37,855
• Composite: 25.85/100
• National rank: #7351
• State rank: #29 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): 217

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 13,411 people
• By 2030: 13,266 · -1.1%
• By 2040: 12,829 · -4.3%
• By 2050: 12,174 · -9.2%
• By 2075: 10,395 · -22.5%
• By 2100: 7,805 · -41.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Italian 11%

Political lean MEDSL · Monroe

• 2024 margin: Solid R (+61.8) · D 18.1% · R 79.9% · Other 1.9%
• 2008→2024 swing: -37.0pp toward R · 2008: -24.8pp · 2024: -61.8pp
• All cycles: 2024: R+61.8 2020: R+57.4 2016: R+57.3 2012: R+41.3 2008: R+24.8

Not yet ingested

• Civics: —

Market trends

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

Price history

-10.8% since first listed

7 events — show timeline

• 2026-04-30 Listed $124,900 GVBOR
• 2023-07-18 Sold (Public Records) $153,000 Public Records
• 2023-07-17 Sold (MLS) — GVBOR
• 2023-01-29 Listed $160,000 GVBOR
• 2021-11-15 Sold (Public Records) $130,000 Public Records
• 2021-11-12 Sold (MLS) — GVBOR
• 2021-10-28 Listed $140,000 GVBOR

Property tax history

+2.9%/yr

Latest (2025): $777 · -12.7% YoY. Source: county tax records.