1215 Edgewood Dr · Charleston, WV 25302

$18,000

4 bd · 1.5 ba · 2,728 sqft · SingleFamily public records · 58 Days on market

Built 1917 6,970 sqft lot

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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 +4.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Endless opportunity! This home offers a blank canvas for many visions and could be your dream home! Do not miss out on this deal!

Key facts

• 6,970 sq ft lot
• Built 1917
• Listed 57 days

Property features AI

Finance

• Other: Listing broker: Old Colony; Directions: Washington St W, right on Edgewood; follow Edgewood and the house is on the left
• Financial info: Annual tax amount: $2,244
• HOA & community: HOA details not specified

Exterior

• Parking: Parking details not specified
• Security: Security details not specified
• Utilities: Utility details not specified
• Home design: Single-family residence; Two levels (2 stories)
• Construction: Frame construction
• Exterior features: Lot approximately 0.16 acres

Interior

• Kitchen: Kitchen details not specified
• Bedrooms: Bedrooms not specified
• Flooring: Flooring details not specified
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Has heating; Other heating type
• Interior features: Partial basement; Total of 7 rooms
• Laundry & utility: Laundry details not specified

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $18k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $18k).
• Recommended offer: $17k (3.0% below list) — sets the bar for market timing.
• Cap rate 74.2% vs local median 3.8% in 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 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: Edgewood Elementary (math 27% / reading 37%, grade F, #191 of 377 statewide, top 56%, 362 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: 99 active listings in the ZIP; 103 units permitted in Kanawha County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($55k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $124 of loan paydown is wiped out by about $540 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 $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($17k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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: built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $17,460 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1917 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 8.04% ✓
• Cap rate: 74.25%
• Cash-on-cash: 242.70%
• DSCR: 11.80
• GRM: 1.0

CMA / ARV

• ARV (on-the-fly): $280,984
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1555 Summit Dr	0.29mi	3/2.5 (-1)	2,560 (-6%)	0mo	$240,000	$94	67
1012 Edgewood Dr	0.27mi	4/2.5	3,012 (+10%)	1mo	$402,500	$134	65
708 Amity Dr	0.21mi	3/2.5 (-1)	2,793 (+2%)	18mo	$232,000	$83	62
1235 Edgewood Dr	0.12mi	4/2.0	2,433 (-11%)	15mo	$405,000	$166	62
1243 Edgewood Dr	0.11mi	4/1.5	3,010 (+10%)	20mo	$278,000	$92	61
854 Edgewood Dr	0.47mi	4/3.5	2,587 (-5%)	2mo	$309,700	$120	60
888 Chester Rd	0.47mi	4/1.5	2,806 (+3%)	16mo	$263,000	$94	60
1817 Davis Cir	0.68mi	4/2.0	2,800 (+3%)	4mo	$355,000	$127	59
1701 Edgewood Dr	0.25mi	3/2.5 (-1)	3,132 (+15%)	14mo	$409,900	$131	43
803 Maple Road Rd	0.58mi	3/1.5 (-1)	2,339 (-14%)	2mo	$230,000	$98	43
840 Lower Chester Rd	0.68mi	4/3.5	3,118 (+14%)	0mo	$320,000	$103	36
857 Lower Chester Rd	0.67mi	3/3.0 (-1)	2,400 (-12%)	17mo	$242,000	$101	23

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: —
• Equity multiple: 13.31×
• Total profit: $62,027
• Equity at exit: $2,684

10-year hold

• IRR: —
• Equity multiple: 28.32×
• Total profit: $137,697
• Equity at exit: $1,556

Cash invested: $5,040 (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: 1.0×

Monthly cashflow live

• Estimated rent: $1,448 medium
• Mortgage (P&I): −$94
• Tax est. 1.5%: −$22 /mo · $270/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $1,019

Break-even live

Break-even rent $157

Max offer price $18,000

Occupancy floor 25%

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: $4,500
• Closing costs: $540
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $18,000 Active 58 DOM
2. 2026-06-18
   days on market $18,000 Active 57 DOM
3. 2026-06-17
   days on market $18,000 Active 56 DOM
4. 2026-06-16
   days on market $18,000 Active 55 DOM
5. 2026-06-15
   days on market $18,000 Active 54 DOM
6. 2026-06-14
   days on market $18,000 Active 52 DOM
7. 2026-06-12
   days on market $18,000 Active 51 DOM
8. 2026-06-09
   days on market $18,000 Active 48 DOM
9. 2026-06-08
   days on market $18,000 Active 47 DOM
10. 2026-06-07
    days on market $18,000 Active 46 DOM
11. 2026-06-05
    days on market $18,000 Active 43 DOM
12. 2026-06-03
    days on market $18,000 Active 42 DOM
13. 2026-06-02
    days on market $18,000 Active 41 DOM
14. 2026-06-01
    days on market $18,000 Active 40 DOM
15. 2026-05-31
    days on market $18,000 Active 39 DOM
16. 2026-05-30
    days on market $18,000 Active 38 DOM
17. 2026-04-22
    listed $18,000 Active
18. 2024-07-10
    listed $49,000 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 6 d/yr ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,373
• − Mortgage interest: −$1,008
• − Property taxes: −$270
• − Insurance: −$90
• − Repairs & maintenance: −$1,390
• − Management: −$1,390
• − Depreciation: −$524
• Taxable income: $12,701
• Est. tax owed @ 24.0%: −$3,048
• After-tax cash flow: $9,184/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): 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

-63.3% since first listed

2 events — show timeline

• 2026-04-22 Listed $18,000 KVBOR
• 2024-07-10 Listed $49,000 KVBOR

Property tax history

+5.2%/yr

Latest (2025): $2,504 · +0.0% YoY. Source: county tax records.