129 Spruce St · White Sulphur Springs, WV 24986

$89,900

2 bd · 2.0 ba · 1,162 sqft · SingleFamily · 7 Days on market

Built 1947 Fair condition Est $150k · 40% under

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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 +24.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• Appreciation +7.5/10.0
• 1% rule +6.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.2/5.0

Listing remarks

This home is nestled between two beautiful mountains in White Sulphur Springs WV. Home is very close to WSS Elementary school and local park. This home offers a nice flat fenced in yard. Home is located only 8 minutes from Tuckahoe Lake and 3 minutes to middle of town! Property is sold ''AS IS''. Property has a dwelling on the property that was built in 1982. It is 10 * 20 and has electric and water to it. It was used as a hair salon back in the 80's.

Key facts

• Flat fenced in yard
• Close to local park
• Built 1947

Tags

• FLAT FENCED IN YARD
• CLOSE TO WSS ELEMENTARY SCHOOL
• CLOSE TO LOCAL PARK
• 8 MINUTES FROM TUCKAHOE LAKE
• 3 MINUTES TO MIDDLE OF TOWN

Property features AI

Exterior

• Utilities: Public water; Public sewer; Natural gas available
• Home design: Residential, single-story
• Construction: Block foundation
• Exterior features: Wood and shingle roof

Interior

• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Floor furnace heating; Central air conditioning
• Interior features: Laminate counters

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $178 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).

Location & tenants

• Location reads 63/100 on livability (#175 in WV) — a middle-class / working-renter tenant base. 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: White Sulphur Elementary (math 37% / reading 32%, grade F, #148 of 377 statewide, top 49%, 337 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: 52 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 $5k of equity ($622 loan paydown + $4k appreciation (5.0% 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 (5.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,900

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 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.13% ✓
• Cap rate: 8.67%
• Cash-on-cash: 8.48%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $149,898
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
665 Tuckahoe Rd	0.24mi	3/2.0 (+1)	1,184 (+2%)	13mo	$175,000	$148	70
138 Woodlawn St	0.10mi	3/2.0 (+1)	1,248 (+7%)	10mo	$37,866	$30	69
103 Elm St	0.05mi	3/1.0 (+1)	1,093 (-6%)	20mo	$85,000	$78	62
945 Tuckahoe Rd	0.06mi	3/1.0 (+1)	1,047 (-10%)	12mo	$106,000	$101	62
465 Gum St	0.51mi	2/1.0	1,020 (-12%)	12mo	$102,500	$100	42
137 Church St	0.66mi	2/1.0	1,040 (-10%)	11mo	$138,000	$133	38
114 Rivoire Cir	0.30mi	3/3.0 (+1)	1,316 (+13%)	24mo	$249,900	$190	36
161 Drewery Ave	0.70mi	3/2.0 (+1)	1,020 (-12%)	24mo	$131,500	$129	22

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

Projected returns pro-forma

4.98% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.1%
• Equity multiple: 2.27×
• Total profit: $31,952
• Equity at exit: $50,822

10-year hold

• IRR: 19.9%
• Equity multiple: 4.45×
• Total profit: $86,895
• Equity at exit: $87,611

Cash invested: $25,172 (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 24986

• Home prices YoY: 3.1%
• Active inventory: 52
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,012 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $178

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 77%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-18
   days on market $89,900 Active 7 DOM
2. 2026-06-17
   days on market $89,900 Active 6 DOM
3. 2026-06-16
   days on market $89,900 Active 5 DOM
4. 2026-06-15
   days on market $89,900 Active 4 DOM
5. 2026-06-15
   days on market $89,900 Active 3 DOM
6. 2026-06-13
   days on market $89,900 Active 2 DOM
7. 2026-06-12
   remarks 458-char remark
8. 2026-06-12
   listed $89,900 Active 1 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 8 d/yr ≥94°F today · 24 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: $12,140
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$971
• − Management: −$971
• − Depreciation: −$2,615
• Taxable income: $748
• Est. tax owed @ 24.0%: −$180
• After-tax cash flow: $1,955/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 · 1 photo

Fair 45/100 Moderate rehab

This single-family home in White Sulphur Springs, WV, requires moderate renovations to improve its exterior and interior condition, which could significantly increase its resale and rental value.

Repairs flagged

• Major Exterior siding — Severe weathering and staining.
• Major Landscaping — Overgrown and unkempt appearance.
• Unknown HVAC/mechanical systems — No photos provided to assess condition.
• Unknown Interior walls/paint — No photos provided to assess condition.
• Unknown Kitchen and bathrooms — No photos provided to assess condition.
• Unknown Foundation/structure — No photos provided to assess condition.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can significantly improve curb appeal.
• Resale Trim and landscape — A well-maintained yard can enhance the home's value.
• Rental Inspect and service HVAC/mechanical systems — A functional HVAC system is crucial for tenant satisfaction and comfort.
• Resale Paint interior walls and trim — Fresh paint can make the interior look more inviting and modern.
• Resale Install new kitchen and bathroom fixtures — Upgrading fixtures can add value and appeal to potential buyers.
• Resale Replace worn-out flooring — Fresh flooring can make the home look more modern and appealing to potential buyers.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Severe weathering and staining.	Major	$15,000–50,000
Landscaping · Overgrown and unkempt appearance.	Major	$15,000–50,000
HVAC/mechanical systems · No photos provided to assess condition.	Unknown	$500–3,000
Interior walls/paint · No photos provided to assess condition.	Unknown	$500–3,000
Kitchen and bathrooms · No photos provided to assess condition.	Unknown	$500–3,000
Foundation/structure · No photos provided to assess condition.	Unknown	$500–3,000
Total estimated repair cost · 6 items		$32,000–112,000

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint can significantly improve curb appeal. ↑
• Resale Trim and landscape — A well-maintained yard can enhance the home's value. ↑
• Rental Inspect and service HVAC/mechanical systems — A functional HVAC system is crucial for tenant satisfaction and comfort. ↑
• Resale Paint interior walls and trim — Fresh paint can make the interior look more inviting and modern. ↑
• Resale Install new kitchen and bathroom fixtures — Upgrading fixtures can add value and appeal to potential buyers. ↑
• Resale Replace worn-out flooring — Fresh flooring can make the home look more modern and appealing to potential buyers. ↑

ⓘ 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: 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 — White Sulphur Springs

• Score: 63/100
• State rank: #175
• US rank: #16012

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: White Sulphur Springs, WV
• Population (ZIP): 5,082

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 (91%)
• Race & ethnicity: White 91% Black 5% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Italian 5% Slovak 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2% Arabic 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: ▲ 4.98%
• Current HPI: 165.3067
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-09 Listed $89,900 GVBOR