2195 Sellers Rd · Middlebourne, WV 26149

$57,900

1 bd · 1.0 ba · 874 sqft · SingleFamily · 51 Days on market

Built 2000 Poor condition 0.39 ac lot

---

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 +9.6/10.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks

Want a good place on the creek (Middle Island Creek) to fish, kayak or canoe this is a place for you. Camp does need some work.

Key facts

• 0.39 acre lot
• Built 2000
• Listed 51 days

Property features AI

Exterior

• Utilities: Private well water; Septic tank sewer
• Home design: Single-family residence (Cape Cod style); Single-story
• Construction: Wood siding construction
• Exterior features: Front porch; Metal roof; Lot is level to sloped

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Total of 4 rooms (bedrooms not individually detailed)
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Wood heating
• Interior features: Wood-burning fireplace; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $58k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $143 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($846 rent vs $58k).
• Recommended offer: $56k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#153 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment C-, health & safety C-, schools F.
• Tyler County Schools (rural): math 31% / reading 39% proficiency, ranked #18 of 55 in WV (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 6 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($400 loan paydown + $3k appreciation (5.0% local appreciation)).
• Tyler County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.0% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, 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 51 days — a 3% lower offer ($56k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $56,163 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.46% ✓
• Cap rate: 11.85%
• Cash-on-cash: 19.86%
• DSCR: 1.88
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.99% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.0%
• Equity multiple: 2.39×
• Total profit: $22,525
• Equity at exit: $32,788

10-year hold

• IRR: 21.6%
• Equity multiple: 4.73×
• Total profit: $60,409
• Equity at exit: $56,569

Cash invested: $16,212 (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 26149

• Home prices YoY: 3.2%
• Active inventory: 6
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $846 medium
• Mortgage (P&I): −$304
• Tax est. 1.5%: −$72 /mo · $868/yr
• Insurance: −$24
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $143

Break-even live

Break-even rent $665

Max offer price $57,900

Occupancy floor 78%

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: $14,475
• Closing costs: $1,737
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $57,900 Active 51 DOM
2. 2026-06-17
   days on market $57,900 Active 50 DOM
3. 2026-06-16
   days on market $57,900 Active 49 DOM
4. 2026-06-15
   days on market $57,900 Active 48 DOM
5. 2026-06-15
   days on market $57,900 Active 47 DOM
6. 2026-06-13
   days on market $57,900 Active 46 DOM
7. 2026-06-12
   days on market $57,900 Active 45 DOM
8. 2026-06-09
   days on market $57,900 Active 42 DOM
9. 2026-06-08
   pricedays on market $57,900 Active 41 DOM
10. 2026-06-08
    days on market $67,900 Active 40 DOM
11. 2026-06-07
    days on market $67,900 Active 39 DOM
12. 2026-06-04
    days on market $67,900 Active 37 DOM
13. 2026-06-03
    days on market $67,900 Active 36 DOM
14. 2026-06-02
    days on market $67,900 Active 35 DOM
15. 2026-06-01
    days on market $67,900 Active 34 DOM
16. 2026-05-31
    days on market $67,900 Active 33 DOM
17. 2026-04-25
    listed $67,900 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 9/10 Extreme FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 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: $10,153
• − Mortgage interest: −$3,243
• − Property taxes: −$868
• − Insurance: −$1,792
• − Repairs & maintenance: −$812
• − Management: −$812
• − Depreciation: −$1,684
• Taxable income: $940
• Est. tax owed @ 24.0%: −$226
• After-tax cash flow: $1,491/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

Poor 20/100 Extensive rehab

This property requires extensive repairs and improvements to its roof, exterior, interior, and HVAC system. Landscaping and exterior improvements would significantly increase its resale and rental value.

Repairs flagged

• Major Roof — Visible damage to the roof.
• Major Exterior siding — Peeling and in poor condition.
• Major Flooring — Old and worn.
• Major Interior walls/paint — Peeling and in poor condition.
• Major Windows — Old and in poor condition.
• Major Foundation/structure — Appears to be in poor condition.
• Major HVAC/mechanicals — Old and in poor condition.

Value-add opportunities

• Both Landscaping and exterior improvements — Improving curb appeal and increasing both resale and rental value.
• Both HVAC system replacement — Improving comfort and energy efficiency, increasing both resale and rental value.
• Both Interior wall and paint repairs — Improving the appearance of the interior, increasing both resale and rental value.
• Both Roof and exterior siding repairs — Improving the structural integrity and appearance of the home, increasing both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Roof · Visible damage to the roof.	Major	$15,000–50,000
Exterior siding · Peeling and in poor condition.	Major	$15,000–50,000
Flooring · Old and worn.	Major	$15,000–50,000
Interior walls/paint · Peeling and in poor condition.	Major	$15,000–50,000
Windows · Old and in poor condition.	Major	$15,000–50,000
Foundation/structure · Appears to be in poor condition.	Major	$15,000–50,000
HVAC/mechanicals · Old and in poor condition.	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both Landscaping and exterior improvements — Improving curb appeal and increasing both resale and rental value. ↑
• Both HVAC system replacement — Improving comfort and energy efficiency, increasing both resale and rental value. ↑
• Both Interior wall and paint repairs — Improving the appearance of the interior, increasing both resale and rental value. ↑
• Both Roof and exterior siding repairs — Improving the structural integrity and appearance of the home, increasing 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: Tyler County Schools
• NCES district ID: 5401440
• Math proficiency: 31% ▼ -11.00%
• Reading proficiency: 39% ▼ -8.00%
• Median HH income: $37,906
• Composite: 29.17/100
• National rank: #6576
• State rank: #18 of 55 in WV

Livability — Middlebourne

• Score: 64/100
• State rank: #153
• US rank: #14794

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,330

Population outlook (Tyler County) Hauer SSP2

• Today (2025): 8,409 people
• By 2030: 8,035 · -4.4%
• By 2040: 7,233 · -14.0%
• By 2050: 6,460 · -23.2%
• By 2075: 4,823 · -42.6%
• By 2100: 3,342 · -60.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Italian 2% Slovak 2% Serbian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Tyler

• 2024 margin: Solid R (+67.4) · D 15.3% · R 82.7% · Other 2.0%
• 2008→2024 swing: -36.0pp toward R · 2008: -31.4pp · 2024: -67.4pp
• All cycles: 2024: R+67.4 2020: R+66.2 2016: R+68.0 2012: R+43.5 2008: R+31.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.99%
• Current HPI: 160.8357
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-04-25 Listed $67,900 WBOR