173 Orchard Dr · Rainelle, WV 25962

$69,000

3 bd · 1.5 ba · 1,284 sqft · SingleFamily public records · 58 Days on market

Built 1959 Est $125k · 45% under ↓ 6% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.0/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

This 3-bedroom, 1-bath home is sitting on three large, level lots and comes with more space and flexibility than most in its price range. Inside, you'll find a functional layout with a living room, dining room, den, and a separate laundry area--plenty of room to spread out, rework, or reimagine. The home is equipped with a heat pump, electric furnace, plus vinyl siding and a metal roof for low-maintenance living on the outside where it counts. Connected to city water and sewer and located just minutes from town, this property offers convenience without feeling right on top of everything. Being sold as-is, this is a strong opportunity for buyers looking to invest, renovate, or create somethi

Key facts

• Heat pump
• Large level lots
• Propane furnace

Tags

• LARGE LEVEL LOTS
• FUNCTIONAL LAYOUT
• SEPARATE LAUNDRY AREA
• HEAT PUMP
• PROPANE FURNACE
• VINYL SIDING

Property features AI

Exterior

• Utilities: Public water; Public sewer; Propane service
• Home design: Residential property; 2-story home
• Construction: Block foundation; Built with metal roofing
• Exterior features: Metal roof

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Heat pump; Electric heating
• Interior features: Carpet and vinyl flooring; 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $353 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $67k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 51/100 on livability (#316 in WV) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A-; Watch: amenities F, commute F, employment 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.
• Zoned schools: Rainelle Elementary (math 47% / reading 37%, grade F, #87 of 377 statewide, top 28%, 214 students, 0% FRL); Western Greenbrier Middle School (math 16% / reading 31%, grade F, #91 of 109 statewide, top 85%, 264 students, 0% FRL); Greenbrier West High School (math 17% / reading 37%, grade F, #79 of 110 statewide, top 78%, 404 students, 0% FRL) — zoned schools average 0% FRL vs 49% district-wide (49 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 22 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 $3k of equity ($477 loan paydown + $2k 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 $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($67k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — 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. 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?
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: 1.52% ✓
• Cap rate: 13.59%
• Cash-on-cash: 26.07%
• DSCR: 2.16
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $124,548
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
454 13th St	0.15mi	3/2.5	1,444 (+12%)	3mo	$135,000	$93	65
366 Twelfth St	0.48mi	2/1.0 (-1)	1,152 (-10%)	5mo	$750	$1	49
599 Center St	0.68mi	3/2.0	1,398 (+9%)	3mo	$135,000	$97	49
270 11th St	0.57mi	2/2.0 (-1)	1,200 (-6%)	12mo	$128,000	$107	45
340 Horton Avenue East Ave	0.74mi	3/2.0	1,200 (-6%)	9mo	$119,000	$99	44
326 Greenbrier Ave	0.63mi	3/2.0	1,412 (+10%)	21mo	$15,000	$11	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 28.2%
• Equity multiple: 2.60×
• Total profit: $30,831
• Equity at exit: $31,025

10-year hold

• IRR: 28.7%
• Equity multiple: 5.05×
• Total profit: $78,248
• Equity at exit: $47,814

Cash invested: $19,320 (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 25962

• Active inventory: 22
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,049 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$18 /mo · $217/yr
• Insurance: −$29
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $353

Break-even live

Break-even rent $601

Max offer price $69,000

Occupancy floor 61%

Sensitivity live

Price	-10% $392	-5% $373	+0% $353	+5% $334	+10% $314
Rent	-10% $270	-5% $312	+0% $353	+5% $395	+10% $436
Rate	-1.0pp $388	-0.5pp $371	base $353	+0.5pp $335	+1.0pp $317

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $69,000 Active 58 DOM
2. 2026-06-21
   days on market $69,000 Active 57 DOM
3. 2026-06-18
   days on market $69,000 Active 55 DOM
4. 2026-06-17
   days on market $69,000 Active 54 DOM
5. 2026-06-16
   days on market $69,000 Active 53 DOM
6. 2026-06-15
   days on market $69,000 Active 52 DOM
7. 2026-06-15
   days on market $69,000 Active 51 DOM
8. 2026-06-13
   days on market $69,000 Active 50 DOM
9. 2026-06-12
   days on market $69,000 Active 49 DOM
10. 2026-06-09
    days on market $69,000 Active 46 DOM
11. 2026-06-08
    days on market $69,000 Active 45 DOM
12. 2026-06-08
    days on market $69,000 Active 44 DOM
13. 2026-06-07
    days on market $69,000 Active 43 DOM
14. 2026-06-04
    days on market $69,000 Active 41 DOM
15. 2026-06-03
    days on market $69,000 Active 40 DOM
16. 2026-06-02
    days on market $69,000 Active 39 DOM
17. 2026-06-02
    price $69,000 Active 38 DOM
18. 2026-06-01
    days on market $75,000 Active 38 DOM
19. 2026-05-31
    days on market $75,000 Active 37 DOM
20. 2026-05-05
    price $75,000
21. 2026-04-24
    listed $80,000 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: $217 · $18/mo
• Projected year-2 tax: $407 · $34/mo
• Expected delta: +$190/yr (+$16/mo · 87.7%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥89°F today · 23 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: $12,584
• − Mortgage interest: −$3,865
• − Property taxes: −$217
• − Insurance: −$1,142
• − Repairs & maintenance: −$1,007
• − Management: −$1,007
• − Depreciation: −$2,007
• Taxable income: $3,339
• Est. tax owed @ 24.0%: −$801
• After-tax cash flow: $3,439/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 — Rainelle

• Score: 51/100
• State rank: #316
• US rank: #25154

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,345

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 (92%)
• Race & ethnicity: White 92% Two or more races 4% Black 3%
• Common ancestry: Iranian 1% Serbian 1% Slovak 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

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

-6.2% since first listed

2 events — show timeline

• 2026-05-05 Price Changed $75,000 GVBOR
• 2026-04-24 Listed $80,000 GVBOR

Property tax history

+0.3%/yr

Latest (2025): $217 · +5.1% YoY. Source: county tax records.