2314 Rosemont Ave · South Charleston, WV 25303

$100,000

3 bd · 1.5 ba · 1,186 sqft · SingleFamily public records · 104 Days on market

Built 1955 10,013 sqft lot Est $146k · 31% under

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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 +25.4/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +6.3/10.0
• Livability +3.6/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Handyman Dream!! Live in while renovating this brick rancher. Right off the Montrose exit in South Charleston within minutes of Charleston and surrounding areas as well as right down the street from Joplin Park. Great neighborhood with great schools. Being SOLD AS IS SERIOUS CASH SALES ONLY

Key facts

• 0.23 acre lot
• Built 1955
• Listed 104 days

Property features AI

Exterior

• Home design: House; Approximately 1,500 total living area
• Exterior features: Lot approximately 10,013 sq ft

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 4.8% in South Charleston — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 71/100 on livability (#58 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: schools D-, 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: 50 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 $691 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $78k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $91,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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 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. 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?
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: 1.13% ✓
• Cap rate: 9.07%
• Cash-on-cash: 9.92%
• DSCR: 1.44
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $145,878
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
407 Rosemont Ave	0.03mi	2/1.0 (-1)	1,194 (+1%)	11mo	$116,200	$97	81
300 Forest Cir	0.16mi	3/2.0	1,273 (+7%)	6mo	$119,000	$93	73
686 Forest Cir	0.33mi	3/1.0	1,285 (+8%)	3mo	$110,000	$86	66
2526 Spring St	0.51mi	3/1.5	1,236 (+4%)	9mo	$179,000	$145	62
232 Henson Ave	0.53mi	3/1.0	1,144 (-4%)	9mo	$150,000	$131	60
407 South St	0.36mi	3/1.0	1,092 (-8%)	10mo	$136,000	$125	59
2924 Fitzwater Drive Dr	0.68mi	3/1.0	1,224 (+3%)	12mo	$150,000	$123	51
1819 Beechwood Dr	0.48mi	3/2.0	1,250 (+5%)	20mo	$158,000	$126	50
725 2nd Ave	0.37mi	3/1.0	1,352 (+14%)	23mo	$130,000	$96	39
1601 Mountain Rd	0.64mi	3/1.0	1,309 (+10%)	18mo	$62,240	$48	36
2709 Daniels Ave Ave	0.72mi	2/1.5 (-1)	1,022 (-14%)	6mo	$95,000	$93	34
226 Staunton Ave	0.73mi	3/2.0	1,272 (+7%)	22mo	$167,000	$131	34

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

Projected returns pro-forma

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

5-year hold

• IRR: -1.4%
• Equity multiple: 0.95×
• Total profit: $-1,462
• Equity at exit: $14,910

10-year hold

• IRR: 8.3%
• Equity multiple: 1.63×
• Total profit: $17,709
• Equity at exit: $8,646

Cash invested: $28,000 (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 25303

• Home prices YoY: -11.4%
• Active inventory: 50
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,133 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$97 /mo · $1,167/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $231

Break-even live

Break-even rent $840

Max offer price $100,000

Occupancy floor 75%

Sensitivity live

Price	-10% $288	-5% $260	+0% $231	+5% $203	+10% $175
Rent	-10% $142	-5% $187	+0% $231	+5% $276	+10% $321
Rate	-1.0pp $282	-0.5pp $257	base $231	+0.5pp $206	+1.0pp $179

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-05
   statusdays on market $100,000 Under Contract 104 DOM
2. 2026-06-03
   days on market $100,000 Active 103 DOM
3. 2026-06-02
   days on market $100,000 Active 102 DOM
4. 2026-06-01
   days on market $100,000 Active 101 DOM
5. 2026-05-31
   days on market $100,000 Active 100 DOM
6. 2026-05-30
   days on market $100,000 Active 99 DOM
7. 2026-02-21
   price $100,000
8. 2026-02-20
   listed $120,000 Active
9. 2010-08-26
   soldstatus $78,000

ⓘ 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: $1,167 · $97/mo
• Projected year-2 tax: $1,167 · $97/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 5/10 Major 7 d/yr ≥101°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: $13,592
• − Mortgage interest: −$5,602
• − Property taxes: −$1,167
• − Insurance: −$500
• − Repairs & maintenance: −$1,087
• − Management: −$1,087
• − Depreciation: −$2,909
• Taxable income: $1,239
• Est. tax owed @ 24.0%: −$297
• After-tax cash flow: $2,480/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 — South Charleston

• Score: 71/100
• State rank: #58
• US rank: #6993

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Charleston, WV
• City population: 6,987
• Population (ZIP): 6,987

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 (80%)
• Race & ethnicity: White 80% Two or more races 12% Black 5% Asian 3% Hispanic / Latino 2%
• Common ancestry: Greek 5% Serbian 3% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Other Indo-European 1% Spanish 1% German/W. Germanic 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: ▼ -26.75%
• Current HPI: 207.2001
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+28.2% since first listed

3 events — show timeline

• 2026-02-21 Price Changed $100,000 ForSaleByOwner.com
• 2026-02-20 Listed $120,000 ForSaleByOwner.com
• 2010-08-26 Sold (Public Records) $78,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $1,167 · +38.9% YoY. Source: county tax records.