814 Virginia St E #15 · Charleston, WV 25301

$135,750

1 bd · 1.0 ba · 1,086 sqft · Condo public records · 502 Days on market

Built 1890

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Appreciation +6.1/10.0
• Livability +4.2/5.0
• Cash flow +3.6/30.0
• 1% rule +3.5/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0

Listing remarks

Downtown living at its best. Close to restaurants and downtown activities. Each unit has 1 inside parking space.

Key facts

• Inside parking space
• Close to restaurants
• Downtown living

Tags

• DOWNTOWN LIVING
• CLOSE TO RESTAURANTS
• INSIDE PARKING SPACE

Property features AI

Exterior

• Parking: Garage (1 car)
• Security: Security system; Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single-story condominium; Residential property
• Construction: Brick construction
• Exterior features: Other roof

Interior

• Bedrooms: 4 total rooms (includes bedrooms and living spaces)
• Flooring: Other
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Electric forced-air heating
• Interior features: Other flooring; No basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $136k.

Deal economics

• At list price, monthly cash flow is $-402 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $129k (4.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (15.4% below list).
• Recommended offer: $115k (15.4% below list) — sets the bar for 1% rule.
• Cap rate 2.7% vs local median 3.8% in Charleston — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 85/100 on livability (#3 in WV, #524 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime 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: Piedmont Year-Round Education (math 17% / reading 22%, grade F, #350 of 377 statewide, top 95%, 258 students, 0% FRL); West Side Middle School (math 7% / reading 18%, grade F, #109 of 109 statewide, top 100%, 377 students, 0% FRL); Capital High School (math 22% / reading 52%, grade F, #32 of 110 statewide, top 34%, 1,086 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: 15 active listings in the ZIP; lower-income renter base — watch delinquency; 103 units permitted in Kanawha County in 2024 (0 in 5+ unit buildings).
• At $1,149/mo this rent would consume 54% of the median local household income ($25k/yr) (locally 107% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $4k of equity ($938 loan paydown + $3k appreciation (2.2% local appreciation)).
• Kanawha County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 9, 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 502 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent; built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $114,911 (15.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 502 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
9. 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?
10. 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?
11. 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.
12. 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.
13. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.85% ✗
• Cap rate: 2.74%
• Cash-on-cash: -12.71%
• DSCR: 0.43
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.16% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.2%
• Equity multiple: 0.61×
• Total profit: $-14,953
• Equity at exit: $54,743

10-year hold

• IRR: -1.7%
• Equity multiple: 0.75×
• Total profit: $-9,327
• Equity at exit: $79,762

Cash invested: $38,010 (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 25301

• Home prices YoY: 0.8%
• Active inventory: 15
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,149 medium
• Mortgage (P&I): −$712
• Tax from tax record: −$177 /mo · $2,122/yr
• Insurance: −$57
• HOA est. from 4 same-building comps: −$365
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $-402

Break-even live

Break-even rent $1,659

Max offer price $64,651

Occupancy floor —

Sensitivity live

Price	-10% $-326	-5% $-364	+0% $-402	+5% $-441	+10% $-479
Rent	-10% $-493	-5% $-448	+0% $-402	+5% $-357	+10% $-312
Rate	-1.0pp $-334	-0.5pp $-368	base $-402	+0.5pp $-438	+1.0pp $-473

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: $33,938
• Closing costs: $4,072
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-21
   days on market $135,750 Active 502 DOM
2. 2026-06-19
   days on market $135,750 Active 500 DOM
3. 2026-06-18
   days on market $135,750 Active 499 DOM
4. 2026-06-17
   days on market $135,750 Active 498 DOM
5. 2026-06-16
   days on market $135,750 Active 497 DOM
6. 2026-06-15
   days on market $135,750 Active 496 DOM
7. 2026-06-14
   days on market $135,750 Active 494 DOM
8. 2026-06-12
   days on market $135,750 Active 493 DOM
9. 2026-06-09
   days on market $135,750 Active 490 DOM
10. 2026-06-08
    days on market $135,750 Active 489 DOM
11. 2026-06-07
    days on market $135,750 Active 488 DOM
12. 2026-06-05
    days on market $135,750 Active 485 DOM
13. 2026-06-03
    days on market $135,750 Active 484 DOM
14. 2026-06-02
    days on market $135,750 Active 483 DOM
15. 2026-06-01
    days on market $135,750 Active 482 DOM
16. 2026-05-31
    days on market $135,750 Active 481 DOM
17. 2026-05-30
    days on market $135,750 Active 480 DOM
18. 2025-01-31
    listed $135,750 Active
19. 2023-07-20
    listed $135,750 Active
20. 2021-02-23
    listed $135,750
21. 2018-08-23
    listed $135,750

ⓘ 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: $2,122 · $177/mo
• Projected year-2 tax: $2,122 · $177/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $13,789
• − Mortgage interest: −$7,604
• − Property taxes: −$2,122
• − Insurance: −$679
• − Repairs & maintenance: −$1,103
• − Management: −$1,103
• − HOA: −$4,380
• − Depreciation: −$3,949
• Taxable loss: −$7,151
• Est. tax savings @ 24.0%: +$1,716
• After-tax cash flow: $-3,114/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 — Charleston

• Score: 85/100
• State rank: #3
• US rank: #524

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Charleston, WV
• County: Kanawha County · 33,502 people
• City population: 33,502
• Metro: Charleston, WV
• Population (ZIP): 2,498
• Household income: $25,417
• Rent vs Own: 85.9% rent · 14.1% own
• Severe rent burden: 107.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 24% Two or more races 10% Hispanic / Latino 2%
• Common ancestry: Italian 3% Serbian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · Spanish 1% Other Indo-European 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: ▲ 2.16%
• Current HPI: 265.9394
• Rent YoY: —
• Metro: Charleston, WV
• State GDP YoY: —
• F500 in state: 0

Price history

+0.0% since first listed

4 events — show timeline

• 2025-01-31 Listed $135,750 KVBOR
• 2023-07-20 Listed $135,750 KVBOR
• 2021-02-23 Listed $135,750 KVBOR
• 2018-08-23 Listed $135,750 KVBOR

Property tax history

+2.6%/yr

Latest (2025): $2,122 · -1.0% YoY. Source: county tax records.