63 Wonder Dr · Big Chimney, WV 25302

$19,900

2 bd · 1.0 ba · 1,056 sqft · Manufactured · 222 Days on market

Built 1983 ↓ 43% since listing

---

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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charleston, run down house on 5.89 acres.

Key facts

• Built 1983
• Listed 221 days

Property features AI

Finance

• Other: Lot size approximately 5.89 acres
• Financial info: No financial details provided
• HOA & community: No HOA or community details provided

Exterior

• Parking: No parking details provided
• Security: No security details provided
• Utilities: No utility details provided
• Home design: Residential property
• Construction: Pillar/Post/Pier foundation; Built on pier foundation
• Exterior features: Composition/shingle roof

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: 4 total rooms
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Laminate countertops
• Laundry & utility: No laundry or utility details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $20k.

Deal economics

• At list price, monthly cash flow is $761 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Recommended offer: $18k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#160 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools D-, amenities F, commute 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: 99 active listings in the ZIP; 103 units permitted in Kanawha County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $138 of loan paydown is wiped out by about $597 of value loss. Plan a longer hold.
• Kanawha County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 222 days — a 12% lower offer ($18k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $17,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 222 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 D-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. 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?
7. 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.
8. 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.
9. 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: 5.94% ✓
• Cap rate: 55.56%
• Cash-on-cash: 175.95%
• DSCR: 8.83
• GRM: 1.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 9.13×
• Total profit: $45,312
• Equity at exit: $2,967

10-year hold

• IRR: —
• Equity multiple: 19.32×
• Total profit: $102,065
• Equity at exit: $1,721

Cash invested: $5,572 (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 25302

• Home prices YoY: -21.8%
• Active inventory: 99
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $1,182 medium
• Mortgage (P&I): −$104
• Tax from tax record: −$5 /mo · $54/yr
• Insurance: −$8
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $761

Break-even live

Break-even rent $219

Max offer price $19,900

Occupancy floor 31%

Sensitivity live

Price	-10% $773	-5% $767	+0% $761	+5% $756	+10% $750
Rent	-10% $668	-5% $715	+0% $761	+5% $808	+10% $855
Rate	-1.0pp $771	-0.5pp $767	base $761	+0.5pp $756	+1.0pp $751

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: $4,975
• Closing costs: $597
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $19,900 Active 222 DOM
2. 2026-06-18
   days on market $19,900 Active 221 DOM
3. 2026-06-17
   days on market $19,900 Active 220 DOM
4. 2026-06-16
   days on market $19,900 Active 219 DOM
5. 2026-06-15
   days on market $19,900 Active 218 DOM
6. 2026-06-14
   days on market $19,900 Active 216 DOM
7. 2026-06-12
   days on market $19,900 Active 215 DOM
8. 2026-06-09
   days on market $19,900 Active 212 DOM
9. 2026-06-08
   days on market $19,900 Active 211 DOM
10. 2026-06-07
    days on market $19,900 Active 210 DOM
11. 2026-06-05
    days on market $19,900 Active 207 DOM
12. 2026-06-03
    days on market $19,900 Active 206 DOM
13. 2026-06-02
    days on market $19,900 Active 205 DOM
14. 2026-06-01
    days on market $19,900 Active 204 DOM
15. 2026-05-31
    days on market $19,900 Active 203 DOM
16. 2026-05-30
    days on market $19,900 Active 202 DOM
17. 2026-04-30
    price $19,900
18. 2026-03-21
    price $21,900
19. 2026-02-13
    price $22,900
20. 2026-01-01
    price $25,900
21. 2025-12-09
    price $29,900
22. 2025-11-09
    listed $34,900 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: $54 · $5/mo
• Projected year-2 tax: $117 · $10/mo
• Expected delta: +$63/yr (+$5/mo · 116.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% 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: $14,190
• − Mortgage interest: −$1,115
• − Property taxes: −$54
• − Insurance: −$766
• − Repairs & maintenance: −$1,135
• − Management: −$1,135
• − Depreciation: −$579
• Taxable income: $9,406
• Est. tax owed @ 24.0%: −$2,257
• After-tax cash flow: $6,880/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: 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 — Big Chimney

• Score: 63/100
• State rank: #160
• US rank: #15229

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Big Chimney, WV
• County: Kanawha County · 33,502 people
• City population: 33,502
• Metro: Charleston, WV
• Population (ZIP): 13,204
• Household income: $55,210
• Rent vs Own: 35.1% rent · 64.9% own
• Severe rent burden: 679.0

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 (75%)
• Race & ethnicity: White 75% Black 14% Two or more races 8% Hispanic / Latino 3% Asian 1%
• Common ancestry: Italian 2% Slovak 2% Iranian 1%
• Foreign-born: 1% · South Korea

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: ▼ -44.83%
• Current HPI: 160.7081
• Rent YoY: —
• Metro: Charleston, WV
• State GDP YoY: —
• F500 in state: 0

Price history

-43.0% since first listed

6 events — show timeline

• 2026-04-30 Price Changed $19,900 GVBOR
• 2026-03-21 Price Changed $21,900 GVBOR
• 2026-02-13 Price Changed $22,900 GVBOR
• 2026-01-01 Price Changed $25,900 GVBOR
• 2025-12-09 Price Changed $29,900 GVBOR
• 2025-11-09 Listed $34,900 GVBOR

Property tax history

-0.1%/yr

Latest (2025): $54 · +24.2% YoY. Source: county tax records.