413 Lore St · St. Albans, WV 25177

$141,000

3 bd · 1.5 ba · 1,008 sqft · SingleFamily public records · 90 Days on market

Built 1960 Est $107k · 32% over

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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).

• Cash flow +14.0/30.0
• DSCR +4.2/10.0
• Schools +2.9/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Cute rancher with a full basement just off Coal River Road at 413 Lore Street. This 3- bedroom home is move-in ready and awaits its new owner to build memories. Nice covered front porch to sip coffee and to talk with friends. This home has 3 bedroom's with 1 full bath and half bath. convenient to Charleston, St Albans and Teays Valley.

Key facts

• Covered front porch
• Full basement
• Built 1960

Tags

• FULL BASEMENT
• COVERED FRONT PORCH
• CONVENIENT TO CHARLESTON
• CONVENIENT TO ST ALBANS
• CONVENIENT TO TEAYS VALLEY

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $141k.

Deal economics

• At list price, monthly cash flow is $18 ($221/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $107k (24.4% below list).
• Recommended offer: $107k (24.4% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.9% in St. Albans — 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: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• 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: Central Elementary School (math 22% / reading 27%, grade F, #287 of 377 statewide, top 85%, 333 students, 0% FRL); Hayes Middle School (math 24% / reading 39%, grade F, #52 of 109 statewide, top 49%, 436 students, 0% FRL); Saint Albans High School (math 32% / reading 57%, grade F, #11 of 110 statewide, top 11%, 993 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: 116 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 $975 of loan paydown is wiped out by about $4k 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 90 days — a 6% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

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

Recommended offer $106,530 (24.4% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. 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?
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: 0.76% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.56%
• DSCR: 1.02
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $106,848
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
414 Lore Street St	0.02mi	3/1.0	1,000 (-1%)	4mo	$130,000	$130	92
300 Hill St	0.07mi	3/1.0	932 (-8%)	14mo	$20,000	$21	71
412 Kanawha St	0.24mi	3/1.0	1,040 (+3%)	14mo	$110,000	$106	70
422 Lore St	0.05mi	3/1.0	1,144 (+14%)	8mo	$97,500	$85	66
310 High St	0.27mi	3/2.0	1,060 (+5%)	22mo	$150,000	$142	59
11861 Coal River Rd	0.48mi	2/1.0 (-1)	1,054 (+5%)	8mo	$80,000	$76	56
110 Carte St	0.19mi	2/1.0 (-1)	1,077 (+7%)	21mo	$121,540	$113	55

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: -15.5%
• Equity multiple: 0.45×
• Total profit: $-21,751
• Equity at exit: $21,024

10-year hold

• IRR: -7.1%
• Equity multiple: 0.55×
• Total profit: $-17,741
• Equity at exit: $12,191

Cash invested: $39,480 (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 25177

• Home prices YoY: -16.6%
• Active inventory: 116
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,065 medium
• Mortgage (P&I): −$739
• Tax from tax record: −$25 /mo · $300/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $18

Break-even live

Break-even rent $1,042

Max offer price $141,000

Occupancy floor 93%

Sensitivity live

Price	-10% $98	-5% $58	+0% $18	+5% $-21	+10% $-230
Rent	-10% $-66	-5% $-24	+0% $18	+5% $61	+10% $103
Rate	-1.0pp $89	-0.5pp $54	base $18	+0.5pp $-18	+1.0pp $-55

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: $35,250
• Closing costs: $4,230
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-10
   status Pending
2. 2026-02-12
   status Active
3. 2026-01-05
   status Pending
4. 2025-12-03
   listed $141,000 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: $300 · $25/mo
• Projected year-2 tax: $832 · $69/mo
• Expected delta: +$532/yr (+$44/mo · 177.4%)

ⓘ 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 · 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: $12,784
• − Mortgage interest: −$7,898
• − Property taxes: −$300
• − Insurance: −$705
• − Repairs & maintenance: −$1,023
• − Management: −$1,023
• − Depreciation: −$4,102
• Taxable loss: −$2,267
• Est. tax savings @ 24.0%: +$544
• After-tax cash flow: $765/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 — St. Albans

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• City population: 23,211
• Population (ZIP): 23,211

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 (89%)
• Race & ethnicity: White 89% Two or more races 5% Black 5% Hispanic / Latino 1%
• Common ancestry: Serbian 2% Italian 2% Slovak 1%
• Foreign-born: 0%

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: ▼ -36.96%
• Current HPI: 185.502
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

4 events — show timeline

• 2026-04-10 Pending — KVBOR
• 2026-02-12 Relisted — KVBOR
• 2026-01-05 Pending — KVBOR
• 2025-12-03 Listed $141,000 KVBOR

Property tax history

+1.6%/yr

Latest (2025): $300 · +0.0% YoY. Source: county tax records.