4384 Auto Rd · Falling Spring, WV 24966

$112,000

2 bd · 1.0 ba · 1,037 sqft · Other public records · 9 Days on market

Built 2001 10,398 sqft lot ↓ 30% 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 +15.6/30.0
• ARV discount +7.5/15.0
• Appreciation +6.7/10.0
• DSCR +4.8/10.0
• 1% rule +3.6/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

Great opportunity to buy this 1.5 story cottage style fixer upper located near Renick, WV and coming with 2 parcels of land totaling . 239 acre (50x130 and 30x130). The interior has 1533 sq. ft. with 3 bedrooms and 2 bathrooms.

Key facts

• 0.24 acre lot
• Built 2001
• Listed 9 days

Property features AI

Exterior

• Utilities: Well water; Septic tank sewer
• Home design: Single-family residential property
• Construction: Frame construction
• Exterior features: Metal roof; Lot dimensions approximately 30 x 30 x 130 x 130

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Central air conditioning; Electric, forced air and oil heating
• Interior features: Five total rooms; No basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $112k.

Deal economics

• At list price, monthly cash flow is $48 ($576/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 $97k (13.8% below list).
• Recommended offer: $97k (13.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#266 in WV) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B; Watch: employment D, 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.
• Zoned schools: Frankford Elementary (math 37% / reading 47%, grade F, #87 of 377 statewide, top 28%, 214 students, 0% FRL); Eastern Greenbrier Middle School (math 14% / reading 36%, grade F, #81 of 109 statewide, top 76%, 732 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: 16 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 ($774 loan paydown + $4k appreciation (3.4% 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 (3.4% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~6 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,517 (13.8% 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 D-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. 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?
4. 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.
5. 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.
6. 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: 0.86% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.84%
• DSCR: 1.08
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.2%
• Equity multiple: 1.60×
• Total profit: $18,660
• Equity at exit: $52,628

10-year hold

• IRR: 12.3%
• Equity multiple: 2.90×
• Total profit: $59,525
• Equity at exit: $82,914

Cash invested: $31,360 (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 24966

• Home prices YoY: 1.9%
• Active inventory: 16
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $965 medium
• Mortgage (P&I): −$587
• Tax from tax record: −$80 /mo · $966/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $48

Break-even live

Break-even rent $904

Max offer price $112,000

Occupancy floor 90%

Sensitivity live

Price	-10% $111	-5% $80	+0% $48	+5% $16	+10% $-15
Rent	-10% $-28	-5% $10	+0% $48	+5% $86	+10% $124
Rate	-1.0pp $104	-0.5pp $77	base $48	+0.5pp $19	+1.0pp $-11

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: $28,000
• Closing costs: $3,360
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-21
   days on market $112,000 Active 9 DOM
2. 2026-06-21
   days on market $112,000 Active 8 DOM
3. 2026-06-18
   days on market $112,000 Active 6 DOM
4. 2026-06-17
   days on market $112,000 Active 5 DOM
5. 2026-06-17
   price $112,000 Active 4 DOM
6. 2026-06-16
   days on market $117,800 Active 4 DOM
7. 2026-06-15
   days on market $117,800 Active 3 DOM
8. 2026-06-15
   days on market $117,800 Active 2 DOM
9. 2026-06-12
   remarks 227-char remark
10. 2026-06-12
    listed $117,800 Active 1 DOM

ⓘ 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: $966 · $80/mo
• Projected year-2 tax: $966 · $80/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 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,582
• − Mortgage interest: −$6,274
• − Property taxes: −$966
• − Insurance: −$560
• − Repairs & maintenance: −$927
• − Management: −$927
• − Depreciation: −$3,258
• Taxable loss: −$1,329
• Est. tax savings @ 24.0%: +$319
• After-tax cash flow: $895/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 — Falling Spring

• Score: 56/100
• State rank: #266
• US rank: #22482

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,127

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 (100%)
• Race & ethnicity: White 100%
• Common ancestry: Serbian 11% Lithuanian 3% Slovak 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: ▲ 3.36%
• Current HPI: 179.2082
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-30.1% since first listed

9 events — show timeline

• 2026-06-12 Listed $117,800 KVBOR
• 2025-08-07 Pending — KVBOR
• 2025-06-26 Price Changed $124,000 KVBOR
• 2025-05-23 Price Changed $130,500 KVBOR
• 2025-04-25 Price Changed $137,300 KVBOR
• 2025-03-18 Price Changed $144,500 KVBOR
• 2025-02-19 Price Changed $152,100 KVBOR
• 2025-01-16 Price Changed $160,100 KVBOR
• 2024-12-05 Listed $168,434 KVBOR

Property tax history

+7.8%/yr

Latest (2025): $966 · +105.7% YoY. Source: county tax records.