196 Morris Dr · Montgomery, WV 25136

$86,500

3 bd · 2.0 ba · 1,248 sqft · SingleFamily · 8 Days on market

Fair condition 7,405 sqft 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 +28.2/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Appreciation +4.7/10.0
• Schools +2.9/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Well-maintained 3-bedroom, 2-bath ranch featuring a metal roof, newer HVAC system, carport, and detached outbuilding. The spacious deck extends along the side of the home, providing plenty of room for outdoor entertaining or relaxing. Convenient location with quick access to I-64 and Route 60.

Key facts

• Metal roof
• Carport
• Detached outbuilding

Tags

• METAL ROOF
• NEWER HVAC SYSTEM
• CARPORT
• DETACHED OUTBUILDING
• SPACIOUS DECK
• CONVENIENT LOCATION

Property features AI

Finance

• Other: Lot size approximately 0.17 acres

Exterior

• Parking: Parking pad
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; Residential property
• Construction: Vinyl siding; Metal roof; Basement: none (sump pump present)
• Exterior features: Deck; Porch; Fenced yard

Interior

• Kitchen: Dishwasher; Gas range
• Bedrooms: Total of 6 rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Insulated windows; Sump pump in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $86k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $275 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $86k).

Location & tenants

• Location reads 53/100 on livability (#308 in WV) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: schools F, crime F, amenities 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.
• Market conditions: 12 active listings in the ZIP; 103 units permitted in Kanawha County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $159 of equity ($598 loan paydown + $-439 appreciation (-0.5% local appreciation)).
• Kanawha County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.5% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 8→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,500

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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.28% ✓
• Cap rate: 10.11%
• Cash-on-cash: 13.62%
• DSCR: 1.61
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.51% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.5%
• Equity multiple: 1.53×
• Total profit: $12,955
• Equity at exit: $22,945

10-year hold

• IRR: 16.9%
• Equity multiple: 2.77×
• Total profit: $42,990
• Equity at exit: $25,903

Cash invested: $24,220 (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 25136

• Home prices YoY: -0.4%
• Active inventory: 12
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,105 medium
• Mortgage (P&I): −$454
• Tax est. 1.5%: −$108 /mo · $1,298/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $275

Break-even live

Break-even rent $757

Max offer price $86,500

Occupancy floor 70%

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: $21,625
• Closing costs: $2,595
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-17
   status $86,500 Pending 8 DOM
2. 2026-06-17
   days on market $86,500 Active 8 DOM
3. 2026-06-16
   days on market $86,500 Active 7 DOM
4. 2026-06-15
   days on market $86,500 Active 6 DOM
5. 2026-06-14
   days on market $86,500 Active 4 DOM
6. 2026-06-12
   remarks 294-char remark
7. 2026-06-12
   listed $86,500 Active 3 DOM

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 8 d/yr ≥98°F today · 21 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: $13,256
• − Mortgage interest: −$4,845
• − Property taxes: −$1,298
• − Insurance: −$432
• − Repairs & maintenance: −$1,061
• − Management: −$1,061
• − Depreciation: −$2,516
• Taxable income: $2,044
• Est. tax owed @ 24.0%: −$490
• After-tax cash flow: $2,809/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 Moderate rehab

The home requires moderate repairs and maintenance, with updates to the kitchen and exterior siding to significantly increase its resale value.

Repairs flagged

• Minor kitchen backsplash — slight wear
• Minor bathroom fixtures — standard fixtures
• Moderate exterior siding — slight wear
• Moderate interior walls — wallpaper and paint wear
• Moderate landscaping — overgrown vegetation

Value-add opportunities

• Resale paint interior walls — enhances curb appeal
• Resale replace kitchen backsplash — modernizes kitchen
• Resale repair exterior siding — improves home's appearance
• Both landscaping — enhances curb appeal and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen backsplash · slight wear	Minor	$500–3,000
bathroom fixtures · standard fixtures	Minor	$500–3,000
exterior siding · slight wear	Moderate	$3,000–15,000
interior walls · wallpaper and paint wear	Moderate	$3,000–15,000
landscaping · overgrown vegetation	Moderate	$3,000–15,000
Total estimated repair cost · 5 items		$10,000–51,000

Value-add ROI direction

• Resale paint interior walls — enhances curb appeal ↑
• Resale replace kitchen backsplash — modernizes kitchen ↑
• Resale repair exterior siding — improves home's appearance ↑
• Both landscaping — enhances curb appeal and adds 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: 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 — Montgomery

• Score: 53/100
• State rank: #308
• US rank: #24681

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Montgomery, WV
• Population (ZIP): 1,749

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 (71%)
• Race & ethnicity: White 71% Two or more races 16% Black 12% Hispanic / Latino 1%
• Common ancestry: Slovak 2% Romanian 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -0.51%
• Current HPI: 130.7827
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-09 Listed $86,500 KVBOR