5017 A Elk River Rd S Unit A · Elkview, WV 25071

$109,900

3 bd · 2.0 ba · 2,016 sqft · SingleFamily · 98 Days on market

Built 1997 Fair condition 0.25 ac lot

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Why this score? — see what drove the C 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 +23.8/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Theres so much potential with this 3 bedroom and 2 bath home! There is plenty of space with a little over 2000 square feet of living space. There is a large 23x23 gathering room upstairs perfect for entertaining as well as a deck that runs the length of the home. As you can tell from the pictures it will need some TLC but you can walk in and live in it while you turn this house into your own home! The home has been split into two separate units but it can easy be switched back to a single family home. Country living but only minutes from the interstate and the city of Elkview. You can also live in one side and rent out the other to help pay for your mortgage! Don't miss out on this opportun

Key facts

• Country living
• Gathering room
• Two separate units

Tags

• GATHERING ROOM
• DECK
• TWO SEPARATE UNITS
• COUNTRY LIVING
• MINUTES FROM THE INTERSTATE

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential single-family home
• Construction: Frame construction; Vinyl siding
• Exterior features: Deck; Composition/Shingle roof

Interior

• Kitchen: Dishwasher; Electric range; Gas range; Refrigerator
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Has heating
• Interior features: 6 total rooms; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $211 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#120 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety 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.
• Zoned schools: Elk Elementary Center (math 37% / reading 37%, grade F, #130 of 377 statewide, top 39%, 491 students, 0% FRL); Elkview Middle School (math 26% / reading 42%, grade F, #36 of 109 statewide, top 35%, 613 students, 0% FRL); Herbert Hoover High School (math 37% / reading 62%, grade D, #7 of 110 statewide, top 6%, 789 students, 0% FRL) — zoned schools average 0% FRL vs 46% district-wide (46 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 38 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 $760 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 98 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,009 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 1.12% ✓
• Cap rate: 8.60%
• Cash-on-cash: 8.24%
• DSCR: 1.37
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $364,896
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5039 Elk River Rd S	0.21mi	3/2.0	2,080 (+3%)	13mo	$180,000	$87	74
16 River Drive Dr	0.71mi	2/2.0 (-1)	2,104 (+4%)	10mo	$380,000	$181	47

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: -3.7%
• Equity multiple: 0.86×
• Total profit: $-4,325
• Equity at exit: $16,386

10-year hold

• IRR: 6.0%
• Equity multiple: 1.44×
• Total profit: $13,647
• Equity at exit: $9,502

Cash invested: $30,772 (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 25071

• Home prices YoY: -27.1%
• Active inventory: 38
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,229 medium
• Mortgage (P&I): −$576
• Tax est. 1.5%: −$137 /mo · $1,648/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $211

Break-even live

Break-even rent $961

Max offer price $109,900

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $109,900 Active 98 DOM
2. 2026-06-18
   days on market $109,900 Active 97 DOM
3. 2026-06-17
   days on market $109,900 Active 96 DOM
4. 2026-06-16
   days on market $109,900 Active 95 DOM
5. 2026-06-15
   days on market $109,900 Active 94 DOM
6. 2026-06-14
   days on market $109,900 Active 92 DOM
7. 2026-06-12
   days on market $109,900 Active 91 DOM
8. 2026-06-09
   days on market $109,900 Active 88 DOM
9. 2026-06-08
   days on market $109,900 Active 87 DOM
10. 2026-06-07
    days on market $109,900 Active 86 DOM
11. 2026-06-05
    days on market $109,900 Active 83 DOM
12. 2026-06-03
    days on market $109,900 Active 82 DOM
13. 2026-06-02
    days on market $109,900 Active 81 DOM
14. 2026-06-01
    days on market $109,900 Active 80 DOM
15. 2026-05-31
    days on market $109,900 Active 79 DOM
16. 2026-05-30
    days on market $109,900 Active 78 DOM
17. 2026-03-13
    listed $109,900 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 20 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: $14,748
• − Mortgage interest: −$6,156
• − Property taxes: −$1,648
• − Insurance: −$550
• − Repairs & maintenance: −$1,180
• − Management: −$1,180
• − Depreciation: −$3,197
• Taxable income: $837
• Est. tax owed @ 24.0%: −$201
• After-tax cash flow: $2,336/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

This home requires significant repairs and maintenance, including roof, siding, flooring, and landscaping. While it has potential, it needs a moderate renovation to improve its condition and value.

Repairs flagged

• Major roof — Significant wear and tear
• Major siding — Weathered and in need of repainting
• Major flooring — Worn and in need of replacement
• Major interior walls/paint — Chipped and in need of touch-up
• Major landscaping — Overgrown and in need of trimming
• Major fencing — In poor condition and needs repair
• Major playground equipment — In poor condition and needs replacement

Value-add opportunities

• Both Paint touch-up — Enhances curb appeal and interior aesthetics
• Both Landscaping trimming — Enhances curb appeal and property value
• Both Fencing repair — Enhances property value and safety
• Both Playground equipment replacement — Enhances property value and safety

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant wear and tear	Major	$15,000–50,000
siding · Weathered and in need of repainting	Major	$15,000–50,000
flooring · Worn and in need of replacement	Major	$15,000–50,000
interior walls/paint · Chipped and in need of touch-up	Major	$15,000–50,000
landscaping · Overgrown and in need of trimming	Major	$15,000–50,000
fencing · In poor condition and needs repair	Major	$15,000–50,000
playground equipment · In poor condition and needs replacement	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both Paint touch-up — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping trimming — Enhances curb appeal and property value ↑
• Both Fencing repair — Enhances property value and safety ↑
• Both Playground equipment replacement — Enhances property value and safety ↑

ⓘ 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 — Elkview

• Score: 65/100
• State rank: #120
• US rank: #12575

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,243

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 (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Serbian 3% Slovak 2% Romanian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · 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: ▼ -69.64%
• Current HPI: 187.2213
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-03-13 Listed $109,900 KVBOR