5579 Frozen Camp Creek Rd · Reedy, WV 25252

$115,000

2 bd · 1.0 ba · 1,666 sqft · SingleFamily public records · 136 Days on market

Built 1950 0.61 ac lot ↓ 34% 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 +17.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• Appreciation +5.1/10.0
• 1% rule +3.9/10.0
• Schools +3.5/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome home to Leroy, WV! This one-floor home offers 3 bedrooms plus a bonus room, gas heat, a metal roof, and a wood-burning stove. Original hardwood floors are believed to be under the carpet, and an accessible attic provides ample storage with potential for additional living space. The property features a flat yard, a 24x30 garage with electric, an old greenhouse with gas service available, and an additional heated outbuilding with a former canning kitchen. A solid home with great potential for buyers ready to make it their own. Schedule your showing today!

Key facts

• 24x30 garage
• Metal roof
• Accessible attic

Tags

• METAL ROOF
• WOOD BURNING STOVE
• ORIGINAL HARDWOOD FLOORS
• ACCESSIBLE ATTIC
• FLAT YARD
• 24X30 GARAGE

Property features AI

Exterior

• Parking: Detached garage with 2 spaces
• Security: Smoke detector(s)
• Utilities: Well water; Septic tank; Cable available
• Home design: Single-family residence; One story
• Construction: Stone and vinyl siding; Metal roof; No basement
• Exterior features: Porch; Outbuilding; Storage; Creek/stream on the property

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Flooring: Carpet; Hardwood; Tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Wood stove; Coal heating; Wall furnace
• Interior features: Eat-in kitchen; Insulated windows; Storage

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $22 ($269/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 $102k (11.0% below list).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#262 in WV) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: crime C-, health & safety D, amenities F.
• Jackson County Schools (town): math 38% / reading 45% proficiency, ranked #4 of 55 in WV (top 7%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Gilmore Elementary School (math 57% / reading 42%, grade D, #49 of 377 statewide, top 16%, 159 students, 0% FRL); Ravenswood Middle School (math 38% / reading 43%, grade F, #16 of 109 statewide, top 16%, 321 students, 0% FRL); Ravenswood High School (math 12% / reading 47%, grade F, #69 of 110 statewide, top 71%, 429 students, 0% FRL) — zoned schools average 0% FRL vs 41% district-wide (41 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 6 active listings in the ZIP; 1 units permitted in Jackson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $944 of equity ($795 loan paydown + $149 appreciation (0.1% local appreciation)).
• Jackson County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.89% ✗
• Cap rate: 7.22%
• Cash-on-cash: 3.31%
• DSCR: 1.15
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.13% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.8%
• Equity multiple: 0.96×
• Total profit: $-1,221
• Equity at exit: $34,141

10-year hold

• IRR: 4.7%
• Equity multiple: 1.52×
• Total profit: $16,704
• Equity at exit: $41,642

Cash invested: $32,200 (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 25252

• Home prices YoY: 0.1%
• Active inventory: 6
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,024 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$69 /mo · $827/yr
• Insurance: −$48
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $22

Break-even live

Break-even rent $995

Max offer price $115,000

Occupancy floor 93%

Sensitivity live

Price	-10% $88	-5% $55	+0% $22	+5% $-10	+10% $-43
Rent	-10% $-58	-5% $-18	+0% $22	+5% $63	+10% $103
Rate	-1.0pp $80	-0.5pp $52	base $22	+0.5pp $-7	+1.0pp $-38

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $115,000 Active 136 DOM
2. 2026-06-18
   days on market $115,000 Active 134 DOM
3. 2026-06-17
   days on market $115,000 Active 133 DOM
4. 2026-06-16
   days on market $115,000 Active 132 DOM
5. 2026-06-15
   days on market $115,000 Active 131 DOM
6. 2026-06-15
   days on market $115,000 Active 130 DOM
7. 2026-06-13
   days on market $115,000 Active 129 DOM
8. 2026-06-12
   days on market $115,000 Active 128 DOM
9. 2026-06-09
   days on market $115,000 Active 125 DOM
10. 2026-06-08
    days on market $115,000 Active 124 DOM
11. 2026-06-08
    days on market $115,000 Active 123 DOM
12. 2026-06-07
    days on market $115,000 Active 122 DOM
13. 2026-06-04
    days on market $115,000 Active 120 DOM
14. 2026-06-03
    days on market $115,000 Active 119 DOM
15. 2026-06-02
    days on market $115,000 Active 118 DOM
16. 2026-06-01
    days on market $115,000 Active 117 DOM
17. 2026-05-31
    days on market $115,000 Active 116 DOM
18. 2026-05-07
    price $115,000
19. 2026-03-20
    price $129,900
20. 2026-02-03
    listed $134,900 Active
21. 2025-09-03
    price $159,000
22. 2025-07-09
    price $169,000
23. 2025-06-18
    listed $174,000 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: $827 · $69/mo
• Projected year-2 tax: $827 · $69/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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,285
• − Mortgage interest: −$6,442
• − Property taxes: −$827
• − Insurance: −$1,372
• − Repairs & maintenance: −$983
• − Management: −$983
• − Depreciation: −$3,345
• Taxable loss: −$1,667
• Est. tax savings @ 24.0%: +$400
• After-tax cash flow: $669/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: Jackson County Schools
• NCES district ID: 5400540
• Math proficiency: 38% ▼ -6.00%
• Reading proficiency: 45% ▼ -6.00%
• Median HH income: $41,632
• Composite: 34.92/100
• National rank: #5070
• State rank: #4 of 55 in WV

Livability — Reedy

• Score: 57/100
• State rank: #262
• US rank: #22347

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,166

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 28,752 people
• By 2030: 28,271 · -1.7%
• By 2040: 26,970 · -6.2%
• By 2050: 25,248 · -12.2%
• By 2075: 20,926 · -27.2%
• By 2100: 15,573 · -45.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Slovak 10% Romanian 2% Serbian 2%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+56.2) · D 21.1% · R 77.3% · Other 1.7%
• 2008→2024 swing: -37.5pp toward R · 2008: -18.7pp · 2024: -56.2pp
• All cycles: 2024: R+56.2 2020: R+51.0 2016: R+52.1 2012: R+30.9 2008: R+18.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.13%
• Current HPI: 159.8514
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-33.9% since first listed

6 events — show timeline

• 2026-05-07 Price Changed $115,000 KVBOR
• 2026-03-20 Price Changed $129,900 KVBOR
• 2026-02-03 Listed $134,900 KVBOR
• 2025-09-03 Price Changed $159,000 KVBOR
• 2025-07-09 Price Changed $169,000 KVBOR
• 2025-06-18 Listed $174,000 KVBOR

Property tax history

+19.8%/yr

Latest (2025): $827 · +104.1% YoY. Source: county tax records.