343 Webb Branch Rd · Fort Gay, WV 25514

$140,000

3 bd · 2.0 ba · 1,568 sqft · SingleFamily · 114 Days on market

Built 1983 Fair condition 0.67 ac lot $89/sqft · 44% below area Est $250k · 44% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.1/30.0
• Appreciation +6.8/10.0
• DSCR +3.9/10.0
• 1% rule +3.7/10.0
• Livability +2.7/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Take a moment to view this 3 bedroom, 2 bath doublewide on a permanent foundation situated on . 67 of an acre. This home will give you 1568 sq. ft. of living space. Includes a porch and patio to enjoy outdoor living.

Key facts

• Porch
• Permanent foundation
• Patio

Tags

• PERMANENT FOUNDATION
• PORCH
• PATIO
• OUTDOOR LIVING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-72 ($-868/yr) — negative.
• To cash-flow at today's rent, offer at most $130k (7.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (13.1% below list).
• Recommended offer: $122k (13.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 53/100 on livability (#302 in WV) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: schools F, amenities F, commute F.
• Wayne County Schools (rural): math 25% / reading 38% proficiency, ranked #25 of 55 in WV (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 14 active listings in the ZIP; 67 units permitted in Wayne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($968 loan paydown + $5k appreciation (3.6% local appreciation)).
• Wayne County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.6% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,728 (13.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 0.87% ✗
• Cap rate: 6.24%
• Cash-on-cash: -0.18%
• DSCR: 0.99
• GRM: 9.6

CMA / ARV

• ARV (median comp): $249,991
• List price: $140,000
• Delta: -44.00%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

3.62% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.3%
• Equity multiple: 1.43×
• Total profit: $16,967
• Equity at exit: $67,896

10-year hold

• IRR: 9.7%
• Equity multiple: 2.57×
• Total profit: $61,353
• Equity at exit: $108,655

Cash invested: $39,200 (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 25514

• Home prices YoY: 2.7%
• Active inventory: 14
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,217 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $-72

Break-even live

Break-even rent $1,309

Max offer price $129,536

Occupancy floor —

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $140,000 Active 114 DOM
2. 2026-06-18
   days on market $140,000 Active 113 DOM
3. 2026-06-17
   days on market $140,000 Active 112 DOM
4. 2026-06-16
   days on market $140,000 Active 111 DOM
5. 2026-06-15
   days on market $140,000 Active 110 DOM
6. 2026-06-14
   days on market $140,000 Active 108 DOM
7. 2026-06-12
   days on market $140,000 Active 107 DOM
8. 2026-06-09
   days on market $140,000 Active 104 DOM
9. 2026-06-08
   days on market $140,000 Active 103 DOM
10. 2026-06-07
    days on market $140,000 Active 102 DOM
11. 2026-06-05
    days on market $140,000 Active 99 DOM
12. 2026-06-03
    days on market $140,000 Active 98 DOM
13. 2026-06-02
    days on market $140,000 Active 97 DOM
14. 2026-06-01
    days on market $140,000 Active 96 DOM
15. 2026-05-31
    days on market $140,000 Active 95 DOM
16. 2026-05-30
    days on market $140,000 Active 94 DOM
17. 2026-02-12
    listed $140,000 Active 216-char remark

    Show marketing remark (216 chars)

    Take a moment to view this 3 bedroom, 2 bath doublewide on a permanent foundation situated on . 67 of an acre. This home will give you 1568 sq. ft. of living space. Includes a porch and patio to enjoy outdoor living.

ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°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: $14,607
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$1,498
• − Repairs & maintenance: −$1,169
• − Management: −$1,169
• − Depreciation: −$4,073
• Taxable loss: −$3,242
• Est. tax savings @ 24.0%: +$778
• After-tax cash flow: $-90/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 · 2 photos

Fair 45/100 Moderate rehab

This single-family home requires significant repairs and maintenance, particularly to the roof and exterior. Improvements in these areas would significantly enhance its resale and rental value.

Repairs flagged

• Major roof — Signs of wear and discoloration suggest significant damage.
• Moderate exterior siding — Wear and discoloration indicate a need for repainting or replacement.
• Minor flooring — Worn appearance suggests a need for replacement or refinishing.
• Minor interior walls — Discoloration suggests a need for touch-up or repainting.
• Minor landscaping — Sparse and unkempt appearance indicates a need for maintenance and improvement.

Value-add opportunities

• Resale roof replacement — A new roof would significantly improve the home's appearance and value.
• Resale exterior painting — Fresh paint would enhance the home's curb appeal and value.
• Both landscaping improvement — A well-maintained and landscaped yard would improve both resale and rental value.
• Rental HVAC maintenance — A functional HVAC system is crucial for rental properties and would attract tenants.
• Resale flooring replacement — New flooring would improve the home's appearance and value, especially in high-traffic areas.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Signs of wear and discoloration suggest significant damage.	Major	$15,000–50,000
exterior siding · Wear and discoloration indicate a need for repainting or replacement.	Moderate	$3,000–15,000
flooring · Worn appearance suggests a need for replacement or refinishing.	Minor	$500–3,000
interior walls · Discoloration suggests a need for touch-up or repainting.	Minor	$500–3,000
landscaping · Sparse and unkempt appearance indicates a need for maintenance and improvement.	Minor	$500–3,000
Total estimated repair cost · 5 items		$19,500–74,000

Value-add ROI direction

• Resale roof replacement — A new roof would significantly improve the home's appearance and value. ↑
• Resale exterior painting — Fresh paint would enhance the home's curb appeal and value. ↑
• Both landscaping improvement — A well-maintained and landscaped yard would improve both resale and rental value. ↑
• Rental HVAC maintenance — A functional HVAC system is crucial for rental properties and would attract tenants. ↑
• Resale flooring replacement — New flooring would improve the home's appearance and value, especially in high-traffic areas. ↑

ⓘ 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: Wayne County Schools
• NCES district ID: 5401500
• Math proficiency: 25% ▼ -15.00%
• Reading proficiency: 38% ▼ -10.00%
• Median HH income: $36,283
• Composite: 26.08/100
• National rank: #7297
• State rank: #25 of 55 in WV

Livability — Fort Gay

• Score: 53/100
• State rank: #302
• US rank: #24443

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,841

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 38,267 people
• By 2030: 36,578 · -4.4%
• By 2040: 33,034 · -13.7%
• By 2050: 29,671 · -22.5%
• By 2075: 22,901 · -40.2%
• By 2100: 17,421 · -54.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 6% Two or more races 4%
• Common ancestry: Slovak 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Wayne

• 2024 margin: Solid R (+53.4) · D 22.4% · R 75.8% · Other 1.8%
• 2008→2024 swing: -35.1pp toward R · 2008: -18.2pp · 2024: -53.4pp
• All cycles: 2024: R+53.4 2020: R+50.1 2016: R+51.3 2012: R+27.0 2008: R+18.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.62%
• Current HPI: 135.5736
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-02-12 Listed $140,000 HBRMLS