325 Fishers Branch Rd · Sissonville, WV 25312

$116,000

3 bd · 2.0 ba · 1,500 sqft · SingleFamily public records · 26 Days on market

Built 2001 3.45 ac lot

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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 +23.6/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Appreciation +4.5/10.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

3BR/2 BA brick one story on over 3 acres! Two car garage in full walk out unfinished basement. Property is owned by the US Dept. of HUD. Case #571-151753. FHA Insured Escrow (IE) Subject to Appraisal. Seller may contribute up to 3% of buyer’s closing cost. Seller makes no representations or warranties as to property condition. HUD Homes are sold “AS-IS. " Equal Housing Opportunity. Seller may contribute up to 3% for buyer’s closing costs, upon bid submission. All Showing Agents must sign in at the property for EVERY showing.

Key facts

• 3.45 acre lot
• 2 garage spots
• Built 2001

Property features AI

Exterior

• Parking: Attached garage; Garage accessed from basement; 2 garage spaces
• Utilities: Public water; Septic sewer
• Home design: Single-family residence; One story
• Construction: Brick construction; Composition shingle roof
• Exterior features: Deck; Patio; Wooded lot

Interior

• Kitchen: Microwave
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating; Wood stove; Fireplace insert; 2 fireplaces
• Interior features: Insulated windows; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $116k.

Deal economics

• At list price, monthly cash flow is $163 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $116k).
• Recommended offer: $114k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 4.1% in Sissonville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 62/100 on livability (#183 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: employment D+, amenities F, commute F.
• Kanawha County Schools (suburban): math 29% / reading 40% proficiency, ranked #17 of 55 in WV (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sissonville Elementary School (math 32% / reading 22%, grade F, #261 of 377 statewide, top 75%, 242 students, 0% FRL); Sissonville Middle School (math 33% / reading 45%, grade F, #21 of 109 statewide, top 19%, 541 students, 0% FRL); Sissonville High School (math 17% / reading 42%, grade F, #69 of 110 statewide, top 71%, 563 students, 0% FRL) — zoned schools average 0% FRL vs 46% district-wide (46 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 40 active listings in the ZIP; 103 units permitted in Kanawha County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.0%/yr); year-one equity from $802 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Kanawha County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $8k; list at $116k implies a 1350% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,260 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.07% ✓
• Cap rate: 8.55%
• Cash-on-cash: 8.07%
• DSCR: 1.36
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.04% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.0%
• Equity multiple: 1.04×
• Total profit: $1,448
• Equity at exit: $27,774

10-year hold

• IRR: 7.7%
• Equity multiple: 1.74×
• Total profit: $23,948
• Equity at exit: $28,971

Cash invested: $32,480 (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 25312

• Home prices YoY: -0.5%
• Active inventory: 40
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,236 medium
• Mortgage (P&I): −$608
• Tax from tax record: −$101 /mo · $1,218/yr
• Insurance: −$48
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $163

Break-even live

Break-even rent $1,030

Max offer price $116,000

Occupancy floor 82%

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: $29,000
• Closing costs: $3,480
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-19
   days on market $116,000 Active 26 DOM
2. 2026-06-18
   days on market $116,000 Active 25 DOM
3. 2026-06-17
   days on market $116,000 Active 24 DOM
4. 2026-06-16
   days on market $116,000 Active 23 DOM
5. 2026-06-15
   statusdays on market $116,000 Active 22 DOM
6. 2026-05-22
   status Pending
7. 2026-05-01
   listed $116,000 Active
8. 1995-07-07
   soldstatus $8,000

ⓘ 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: $1,218 · $101/mo
• Projected year-2 tax: $1,218 · $101/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 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,833
• − Mortgage interest: −$6,498
• − Property taxes: −$1,218
• − Insurance: −$1,246
• − Repairs & maintenance: −$1,187
• − Management: −$1,187
• − Depreciation: −$3,375
• Taxable income: $123
• Est. tax owed @ 24.0%: −$29
• After-tax cash flow: $1,924/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: Kanawha County Schools
• NCES district ID: 5400600
• Math proficiency: 29% ▼ -13.00%
• Reading proficiency: 40% ▼ -7.00%
• Median HH income: $44,329
• Composite: 29.35/100
• National rank: #6540
• State rank: #17 of 55 in WV

Livability — Sissonville

• Score: 62/100
• State rank: #183
• US rank: #16829

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,089

Population outlook (Kanawha County) Hauer SSP2

• Today (2025): 178,946 people
• By 2030: 172,906 · -3.4%
• By 2040: 159,874 · -10.7%
• By 2050: 148,148 · -17.2%
• By 2075: 123,257 · -31.1%
• By 2100: 96,454 · -46.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 1%
• Common ancestry: Slovak 2% Iranian 1% Serbian 1%

Political lean MEDSL · Kanawha

• 2024 margin: R (+17.4) · D 40.2% · R 57.6% · Other 2.2%
• 2008→2024 swing: -17.0pp toward R · 2008: -0.4pp · 2024: -17.4pp
• All cycles: 2024: R+17.4 2020: R+14.7 2016: R+20.6 2012: R+11.9 2008: R+0.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.04%
• Current HPI: 205.2853
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+1350.0% since first listed

3 events — show timeline

• 2026-05-22 Pending — KVBOR
• 2026-05-01 Listed $116,000 KVBOR
• 1995-07-07 Sold (Public Records) $8,000 Public Records

Property tax history

+1.2%/yr

Latest (2025): $1,218 · -0.5% YoY. Source: county tax records.