158 Summit Ln · Spencer, WV 25276

$74,900

3 bd · 2.0 ba · 1,344 sqft · SingleFamily · 27 Days on market

Built 2000 Fair condition 1.65 ac lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +2.1/10.0

Listing remarks

Opportunity awaits with this affordable 3-bedroom, 2-bath doublewide situated on 1.65 peaceful acres at the end of a quiet dead-end road. Enjoy privacy and country living with plenty of space for outdoor activities, gardening, or entertaining. This home features a spacious layout with comfortable living areas, a large kitchen, and a primary suite with private bath. The expansive lot offers room to roam while still being conveniently located to nearby amenities. A perfect opportunity for those seeking tranquility, space, and affordable living.

Key facts

• Expansive lot
• Private bath
• Primary suite

Tags

• 1.65 ACRES
• QUIET DEAD-END ROAD
• LARGE KITCHEN
• PRIMARY SUITE
• PRIVATE BATH
• EXPANSIVE LOT

Property features AI

Finance

• Other: Residential property

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Frame construction with vinyl siding; Metal roof
• Exterior features: Wooded lot

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Total rooms: 9
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric forced air heating; Central air conditioning
• Interior features: Porch; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $400 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#69 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Roane County Schools (rural): math 18% / reading 34% proficiency, ranked #47 of 55 in WV (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Spencer Elementary School (math 27% / reading 22%, grade F, #287 of 377 statewide, top 85%, 454 students, 0% FRL); Spencer Middle School (math 10% / reading 31%, grade F, #102 of 109 statewide, top 94%, 331 students, 0% FRL); Roane County High (math 22% / reading 57%, grade F, #21 of 110 statewide, top 26%, 540 students, 0% FRL) — zoned schools average 0% FRL vs 57% district-wide (57 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 25 active listings in the ZIP; 21 units permitted in Roane County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($518 loan paydown + $994 appreciation (1.3% local appreciation)).
• Roane County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.3% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.

Recommended offer $73,776 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.55% ✓
• Cap rate: 12.70%
• Cash-on-cash: 22.88%
• DSCR: 2.02
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.33% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.7%
• Equity multiple: 2.34×
• Total profit: $28,091
• Equity at exit: $26,854

10-year hold

• IRR: 28.1%
• Equity multiple: 4.48×
• Total profit: $72,896
• Equity at exit: $36,702

Cash invested: $20,972 (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 25276

• Home prices YoY: 0.9%
• Active inventory: 25
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,161 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,124/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $400

Break-even live

Break-even rent $655

Max offer price $74,900

Occupancy floor 61%

Sensitivity live

Price	-10% $452	-5% $426	+0% $400	+5% $374	+10% $348
Rent	-10% $308	-5% $354	+0% $400	+5% $446	+10% $492
Rate	-1.0pp $438	-0.5pp $419	base $400	+0.5pp $380	+1.0pp $361

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-07
   statusdays on market $74,900 Pending 27 DOM
2. 2026-06-04
   pricedays on market $74,900 Active 26 DOM
3. 2026-06-03
   days on market $89,900 Active 25 DOM
4. 2026-06-02
   days on market $89,900 Active 24 DOM
5. 2026-06-01
   days on market $89,900 Active 23 DOM
6. 2026-05-31
   days on market $89,900 Active 22 DOM
7. 2026-05-09
   listed $99,900 Active

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,936
• − Mortgage interest: −$4,196
• − Property taxes: −$1,124
• − Insurance: −$374
• − Repairs & maintenance: −$1,115
• − Management: −$1,115
• − Depreciation: −$2,179
• Taxable income: $3,834
• Est. tax owed @ 24.0%: −$920
• After-tax cash flow: $3,878/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 · 13 photos

Fair 45/100 Cosmetic rehab

This single-family home offers a good starting point with a spacious layout and a quiet location, but minor repairs and maintenance are needed to enhance its value.

Repairs flagged

• Minor Exterior siding — Weathered appearance suggests minor wear and tear.
• Minor Landscaping — Overgrown areas and gravel driveway need attention.
• Minor HVAC system — No specific details visible, but standard systems may need maintenance.

Value-add opportunities

• Resale Paint interior walls — Fresh paint can make a significant difference in the home's appearance.
• Rental Landscaping and driveway maintenance — A well-maintained exterior can attract renters.
• Both HVAC maintenance — A functional HVAC system is essential for both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered appearance suggests minor wear and tear.	Minor	$500–3,000
Landscaping · Overgrown areas and gravel driveway need attention.	Minor	$500–3,000
HVAC system · No specific details visible, but standard systems may need maintenance.	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint can make a significant difference in the home's appearance. ↑
• Rental Landscaping and driveway maintenance — A well-maintained exterior can attract renters. ↑
• Both HVAC maintenance — A functional HVAC system is essential for both resale and rental value. ↑

ⓘ 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: Roane County Schools
• NCES district ID: 5401320
• Math proficiency: 18% ▼ -7.00%
• Reading proficiency: 34% ▼ -4.00%
• Median HH income: $30,703
• Composite: 20.98/100
• National rank: #8468
• State rank: #47 of 55 in WV

Livability — Spencer

• Score: 69/100
• State rank: #69
• US rank: #8422

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Spencer, WV
• Population (ZIP): 7,355

Population outlook (Roane County) Hauer SSP2

• Today (2025): 13,290 people
• By 2030: 12,565 · -5.5%
• By 2040: 11,119 · -16.3%
• By 2050: 9,894 · -25.6%
• By 2075: 7,698 · -42.1%
• By 2100: 6,110 · -54.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Serbian 1% Iranian 1% Lithuanian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Roane

• 2024 margin: Solid R (+53.8) · D 22.1% · R 75.9% · Other 2.1%
• 2008→2024 swing: -46.1pp toward R · 2008: -7.8pp · 2024: -53.8pp
• All cycles: 2024: R+53.8 2020: R+47.9 2016: R+48.8 2012: R+20.8 2008: R+7.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.33%
• Current HPI: 155.2136
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-09 Listed $99,900 KVBOR