114 Crizer Ave · White Sulphur Springs, WV 24986

$90,000

4 bd · 1.5 ba · 1,536 sqft · SingleFamily public records · 65 Days on market

Built 1965

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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
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

Located at 114 Crizer Avenue in White Sulphur Springs, this 4-bedroom, 1.5-bath home presents a great opportunity for investors or buyers looking for a fixer-upper. Situated on approximately 0.22 acres, the property offers a nice yard with space for outdoor use, or future improvements. With solid potential and a convenient in-town location, this home is ready for someone to bring their vision and make it their own. Whether you're looking to renovate and resell, create a rental property, or customize a home to your liking, this property offers a strong starting point.

Key facts

• Built 1965
• Listed 65 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story
• Construction: Aluminum siding; Block foundation; Built with standard residential construction
• Exterior features: Has a view; Shingle roof

Interior

• Flooring: Carpet; Vinyl; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Electric heating; No cooling
• Interior features: Laminate countertops; Total of 6 rooms

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $342 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#175 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: amenities F, commute F, employment 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: White Sulphur Elementary (math 37% / reading 32%, grade F, #148 of 377 statewide, top 49%, 337 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: 53 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 $5k of equity ($622 loan paydown + $4k appreciation (5.0% local appreciation)).
• Greenbrier County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.

Recommended offer $84,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.30% ✓
• Cap rate: 10.85%
• Cash-on-cash: 16.26%
• DSCR: 1.72
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $291,840
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
138 Eloise Cir	0.19mi	3/2.5 (-1)	1,650 (+7%)	21mo	$220,000	$133	52
115 Lillians Way	0.42mi	3/2.0 (-1)	1,348 (-12%)	6mo	$283,000	$210	48
114 Rivoire Cir	0.58mi	3/3.0 (-1)	1,316 (-14%)	24mo	$249,900	$190	18

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.98% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.9%
• Equity multiple: 2.68×
• Total profit: $42,373
• Equity at exit: $50,879

10-year hold

• IRR: 25.9%
• Equity multiple: 5.34×
• Total profit: $109,347
• Equity at exit: $87,708

Cash invested: $25,200 (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 24986

• Home prices YoY: 3.1%
• Active inventory: 53
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,168 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$72 /mo · $859/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $342

Break-even live

Break-even rent $735

Max offer price $90,000

Occupancy floor 66%

Sensitivity live

Price	-10% $392	-5% $367	+0% $342	+5% $316	+10% $291
Rent	-10% $249	-5% $295	+0% $342	+5% $388	+10% $434
Rate	-1.0pp $387	-0.5pp $364	base $342	+0.5pp $318	+1.0pp $294

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $90,000 Active 65 DOM
2. 2026-06-21
   days on market $90,000 Active 64 DOM
3. 2026-06-18
   days on market $90,000 Active 62 DOM
4. 2026-06-17
   days on market $90,000 Active 61 DOM
5. 2026-06-16
   days on market $90,000 Active 60 DOM
6. 2026-06-15
   days on market $90,000 Active 59 DOM
7. 2026-06-15
   days on market $90,000 Active 58 DOM
8. 2026-06-13
   days on market $90,000 Active 57 DOM
9. 2026-06-12
   days on market $90,000 Active 56 DOM
10. 2026-06-09
    pricedays on market $90,000 Active 53 DOM
11. 2026-06-08
    days on market $99,000 Active 52 DOM
12. 2026-06-08
    days on market $99,000 Active 51 DOM
13. 2026-06-07
    days on market $99,000 Active 50 DOM
14. 2026-06-04
    days on market $99,000 Active 48 DOM
15. 2026-06-03
    days on market $99,000 Active 47 DOM
16. 2026-06-02
    days on market $99,000 Active 46 DOM
17. 2026-06-01
    days on market $99,000 Active 45 DOM
18. 2026-05-31
    days on market $99,000 Active 44 DOM
19. 2026-04-15
    listed $99,000 Active

ⓘ 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: $859 · $72/mo
• Projected year-2 tax: $859 · $72/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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥94°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: $14,014
• − Mortgage interest: −$5,041
• − Property taxes: −$859
• − Insurance: −$450
• − Repairs & maintenance: −$1,121
• − Management: −$1,121
• − Depreciation: −$2,618
• Taxable income: $2,803
• Est. tax owed @ 24.0%: −$673
• After-tax cash flow: $3,426/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 — White Sulphur Springs

• Score: 63/100
• State rank: #175
• US rank: #16012

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: White Sulphur Springs, WV
• Population (ZIP): 5,082

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 (91%)
• Race & ethnicity: White 91% Black 5% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Italian 5% Slovak 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2% Arabic 1%

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: ▲ 4.98%
• Current HPI: 165.3067
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-04-15 Listed $99,000 GVBOR

Property tax history

+1.7%/yr

Latest (2025): $859 · +3.8% YoY. Source: county tax records.