818 Pocahontas Ave · Ronceverte, WV 24970

$142,900

3 bd · 1.5 ba · 968 sqft · Manufactured · 22 Days on market

Built 2004

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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).

• Appreciation +8.8/10.0
• Cash flow +8.1/30.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +1.6/10.0

Listing remarks

This 3BR/1.5BA home was extensively updated in 2020: Central HVAC, wiring, plumbing, siding, windows, front porch, kitchen, baths, insulation, lighting, flooring, & paint. Recent upgrades: New tankless hot water system, clothes washer, dryer, & dishwasher. Inside, you'll enjoy a spacious open floor plan that makes everyday living easy. The open front porch is the perfect place to relax with your favorite beverage & take in the mountain views. The home is designed for an easy-care lifestyle--spacious enough to live comfortably, yet simple to maintain. Yard offers pretty, low-maintenance landscaping & room to enjoy the outdoors. A short distance to: Island Park, Greenbri

Key facts

• Central hvac
• Open floor plan
• Open front porch

Tags

• CENTRAL HVAC
• TANKLESS HOT WATER SYSTEM
• OPEN FLOOR PLAN
• OPEN FRONT PORCH
• MOUNTAIN VIEWS
• LOW-MAINTENANCE LANDSCAPING

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $143k.

Deal economics

• At list price, monthly cash flow is $-139 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $118k (17.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $95k (33.5% below list).
• Recommended offer: $95k (33.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#119 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.
• 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: Ronceverte Elementary (math 22% / reading 27%, grade F, #287 of 377 statewide, top 85%, 401 students, 0% FRL); Eastern Greenbrier Middle School (math 14% / reading 36%, grade F, #81 of 109 statewide, top 76%, 732 students, 0% FRL); Greenbrier East High School (math 21% / reading 51%, grade F, #39 of 110 statewide, top 36%, 1,014 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: 23 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 $12k of equity ($988 loan paydown + $11k appreciation (7.6% local appreciation)).
• Greenbrier County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 4, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $95k; list at $143k implies a 50% gain — meaningful room to come down on a strong offer.

Recommended offer $94,995 (33.5% 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. 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. 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?
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: 0.66% ✗
• Cap rate: 5.12%
• Cash-on-cash: -4.17%
• DSCR: 0.81
• GRM: 12.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.61% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.9%
• Equity multiple: 2.16×
• Total profit: $46,400
• Equity at exit: $104,783

10-year hold

• IRR: 15.5%
• Equity multiple: 4.53×
• Total profit: $141,077
• Equity at exit: $204,485

Cash invested: $40,012 (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 24970

• Home prices YoY: 4.1%
• Active inventory: 23
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $950 medium
• Mortgage (P&I): −$749
• Tax from tax record: −$81 /mo · $969/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $-139

Break-even live

Break-even rent $1,126

Max offer price $118,312

Occupancy floor —

Sensitivity live

Price	-10% $-58	-5% $-99	+0% $-139	+5% $-180	+10% $-220
Rent	-10% $-214	-5% $-177	+0% $-139	+5% $-102	+10% $-64
Rate	-1.0pp $-67	-0.5pp $-103	base $-139	+0.5pp $-176	+1.0pp $-214

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: $35,725
• Closing costs: $4,287
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $142,900 Active 22 DOM
2. 2026-06-21
   days on market $142,900 Active 21 DOM
3. 2026-06-18
   days on market $142,900 Active 19 DOM
4. 2026-06-17
   days on market $142,900 Active 18 DOM
5. 2026-06-16
   days on market $142,900 Active 17 DOM
6. 2026-06-15
   days on market $142,900 Active 16 DOM
7. 2026-06-15
   days on market $142,900 Active 15 DOM
8. 2026-06-13
   days on market $142,900 Active 14 DOM
9. 2026-06-12
   days on market $142,900 Active 13 DOM
10. 2026-06-09
    days on market $142,900 Active 10 DOM
11. 2026-06-08
    days on market $142,900 Active 9 DOM
12. 2026-06-08
    days on market $142,900 Active 8 DOM
13. 2026-06-07
    days on market $142,900 Active 7 DOM
14. 2026-06-04
    days on market $142,900 Active 5 DOM
15. 2026-06-03
    statusdays on market $142,900 Active 4 DOM
16. 2026-04-25
    status Pending
17. 2026-04-15
    listed $142,900 Active
18. 2021-07-14
    soldstatus $95,000
19. 2020-06-10
    soldstatus $25,000

ⓘ 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: $969 · $81/mo
• Projected year-2 tax: $969 · $81/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 2/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥97°F today · 23 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: $11,399
• − Mortgage interest: −$8,005
• − Property taxes: −$969
• − Insurance: −$714
• − Repairs & maintenance: −$912
• − Management: −$912
• − Depreciation: −$4,157
• Taxable loss: −$4,269
• Est. tax savings @ 24.0%: +$1,025
• After-tax cash flow: $-646/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 — Ronceverte

• Score: 65/100
• State rank: #119
• US rank: #12506

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

• Census place: Ronceverte, WV
• Population (ZIP): 4,007

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 (93%)
• Race & ethnicity: White 93% Black 3% Two or more races 3%
• Common ancestry: Serbian 7% Italian 5% Romanian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 2%

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: ▲ 7.61%
• Current HPI: 191.9595
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+471.6% since first listed

4 events — show timeline

• 2026-04-25 Pending — GVBOR
• 2026-04-15 Listed $142,900 GVBOR
• 2021-07-14 Sold (Public Records) $95,000 Public Records
• 2020-06-10 Sold (Public Records) $25,000 Public Records

Property tax history

+37.4%/yr

Latest (2025): $969 · +1.8% YoY. Source: county tax records.