836 South Park Rd · Charleston, WV 25304

$67,995

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 12 Days on market

Built 1945 ↓ 28% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 MLS

3BD / 1BA Home on Nearly Acre Auction opportunity in Charleston, WV! This 3-bedroom, 1-bath single-family home offers 912 sq ft of living space and sits on a level 0.27-acre lot, providing solid upside for investors or buyers seeking value and potential. The home features a raised-ranch layout, central air, forced-air heating, and an attached garage, with all bedrooms conveniently located on the main level. An eat-in kitchen, spacious living room, and basement utility/laundry area add functional living space and flexibility. Built in 1945 with vinyl siding and an asphalt shingle roof, the property has access to public utilities and is located in the established Kanawha City area. ? 3 Bedrooms | 1 Bathroom ? 912 Sq Ft | Approx. 0.27-Acre Lot ? Attached Garage & Basement ? Central Air & Forced-Air Heat ? Sold As-Is, Where-Is Whether you're looking for a rental, resale, or personal residence, this property presents a strong opportunity through online auction. Do not miss your chance to bid.

Key facts

• Hilltop home
• Built 1945
• Listed 11 days

Tags

• HILLTOP HOME
• NEAR KANAWHA STATE FOREST

Property features AI

Exterior

• Parking: Basement access to garage; Has garage
• Utilities: Public water; Public sewer
• Home design: Single-family residential property
• Construction: Frame construction
• Exterior features: Composition shingle roof

Interior

• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central electric air conditioning
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $314 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Cap rate 12.8% 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: Kanawha City Elementary School (math 32% / reading 27%, grade F, #225 of 377 statewide, top 68%, 242 students, 0% FRL); Horace Mann Middle School (math 35% / reading 42%, grade F, #23 of 109 statewide, top 21%, 399 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: 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 $470 of loan paydown is wiped out by about $2k 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 $19k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask has dropped $57k (46%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,995

Questions for the listing agent

1. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.56% ✓
• Cap rate: 12.82%
• Cash-on-cash: 23.31%
• DSCR: 2.04
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 12.0%
• Equity multiple: 1.48×
• Total profit: $9,044
• Equity at exit: $10,138

10-year hold

• IRR: 21.0%
• Equity multiple: 2.78×
• Total profit: $33,849
• Equity at exit: $5,879

Cash invested: $19,039 (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 25304

• Home prices YoY: -20.8%
• Active inventory: 50
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,063 medium
• Mortgage (P&I): −$357
• Tax from tax record: −$85 /mo · $1,023/yr
• Insurance: −$28
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $314

Break-even live

Break-even rent $665

Max offer price $67,995

Occupancy floor 65%

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: $16,999
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $67,995 Active 12 DOM
2. 2026-06-18
   days on market $67,995 Active 11 DOM
3. 2026-06-17
   days on market $67,995 Active 10 DOM
4. 2026-06-16
   pricedays on market $67,995 Active 9 DOM
5. 2026-06-15
   days on market $68,000 Active 8 DOM
6. 2026-06-14
   days on market $68,000 Active 6 DOM
7. 2026-06-12
   days on market $68,000 Active 5 DOM
8. 2026-06-09
   days on market $68,000 Active 2 DOM
9. 2026-06-08
   pricedays on marketlisting id $68,000 Active 1 DOM
10. 2026-06-01
    days on market $89,992 Active 52 DOM
11. 2026-05-31
    days on market $89,992 Active 51 DOM
12. 2026-05-30
    days on market $89,992 Active 50 DOM
13. 2026-05-13
    price $89,992
14. 2026-05-09
    price $89,992 1017-char remark

    Show marketing remark (1017 chars)

    3BD / 1BA Home on Nearly Acre Auction opportunity in Charleston, WV! This 3-bedroom, 1-bath single-family home offers 912 sq ft of living space and sits on a level 0.27-acre lot, providing solid upside for investors or buyers seeking value and potential. The home features a raised-ranch layout, central air, forced-air heating, and an attached garage, with all bedrooms conveniently located on the main level. An eat-in kitchen, spacious living room, and basement utility/laundry area add functional living space and flexibility. Built in 1945 with vinyl siding and an asphalt shingle roof, the property has access to public utilities and is located in the established Kanawha City area. ? 3 Bedrooms | 1 Bathroom ? 912 Sq Ft | Approx. 0.27-Acre Lot ? Attached Garage & Basement ? Central Air & Forced-Air Heat ? Sold As-Is, Where-Is Whether you're looking for a rental, resale, or personal residence, this property presents a strong opportunity through online auction. Do not miss your chance to bid.

15. 2026-04-21
    price $98,200 1017-char remark

    Show marketing remark (1017 chars)

    3BD / 1BA Home on Nearly Acre Auction opportunity in Charleston, WV! This 3-bedroom, 1-bath single-family home offers 912 sq ft of living space and sits on a level 0.27-acre lot, providing solid upside for investors or buyers seeking value and potential. The home features a raised-ranch layout, central air, forced-air heating, and an attached garage, with all bedrooms conveniently located on the main level. An eat-in kitchen, spacious living room, and basement utility/laundry area add functional living space and flexibility. Built in 1945 with vinyl siding and an asphalt shingle roof, the property has access to public utilities and is located in the established Kanawha City area. ? 3 Bedrooms | 1 Bathroom ? 912 Sq Ft | Approx. 0.27-Acre Lot ? Attached Garage & Basement ? Central Air & Forced-Air Heat ? Sold As-Is, Where-Is Whether you're looking for a rental, resale, or personal residence, this property presents a strong opportunity through online auction. Do not miss your chance to bid.

16. 2026-04-21
    price $98,200

    Show marketing remark (1017 chars)

    3BD / 1BA Home on Nearly Acre Auction opportunity in Charleston, WV! This 3-bedroom, 1-bath single-family home offers 912 sq ft of living space and sits on a level 0.27-acre lot, providing solid upside for investors or buyers seeking value and potential. The home features a raised-ranch layout, central air, forced-air heating, and an attached garage, with all bedrooms conveniently located on the main level. An eat-in kitchen, spacious living room, and basement utility/laundry area add functional living space and flexibility. Built in 1945 with vinyl siding and an asphalt shingle roof, the property has access to public utilities and is located in the established Kanawha City area. ? 3 Bedrooms | 1 Bathroom ? 912 Sq Ft | Approx. 0.27-Acre Lot ? Attached Garage & Basement ? Central Air & Forced-Air Heat ? Sold As-Is, Where-Is Whether you're looking for a rental, resale, or personal residence, this property presents a strong opportunity through online auction. Do not miss your chance to bid.

17. 2026-04-11
    listed $125,000 Active 1017-char remark

    Show marketing remark (1017 chars)

    3BD / 1BA Home on Nearly Acre Auction opportunity in Charleston, WV! This 3-bedroom, 1-bath single-family home offers 912 sq ft of living space and sits on a level 0.27-acre lot, providing solid upside for investors or buyers seeking value and potential. The home features a raised-ranch layout, central air, forced-air heating, and an attached garage, with all bedrooms conveniently located on the main level. An eat-in kitchen, spacious living room, and basement utility/laundry area add functional living space and flexibility. Built in 1945 with vinyl siding and an asphalt shingle roof, the property has access to public utilities and is located in the established Kanawha City area. ? 3 Bedrooms | 1 Bathroom ? 912 Sq Ft | Approx. 0.27-Acre Lot ? Attached Garage & Basement ? Central Air & Forced-Air Heat ? Sold As-Is, Where-Is Whether you're looking for a rental, resale, or personal residence, this property presents a strong opportunity through online auction. Do not miss your chance to bid.

18. 2026-04-11
    listed $125,000 Active

    Show marketing remark (1017 chars)

    3BD / 1BA Home on Nearly Acre Auction opportunity in Charleston, WV! This 3-bedroom, 1-bath single-family home offers 912 sq ft of living space and sits on a level 0.27-acre lot, providing solid upside for investors or buyers seeking value and potential. The home features a raised-ranch layout, central air, forced-air heating, and an attached garage, with all bedrooms conveniently located on the main level. An eat-in kitchen, spacious living room, and basement utility/laundry area add functional living space and flexibility. Built in 1945 with vinyl siding and an asphalt shingle roof, the property has access to public utilities and is located in the established Kanawha City area. ? 3 Bedrooms | 1 Bathroom ? 912 Sq Ft | Approx. 0.27-Acre Lot ? Attached Garage & Basement ? Central Air & Forced-Air Heat ? Sold As-Is, Where-Is Whether you're looking for a rental, resale, or personal residence, this property presents a strong opportunity through online auction. Do not miss your chance to bid.

ⓘ 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: $1,023 · $85/mo
• Projected year-2 tax: $1,023 · $85/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 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°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: $12,758
• − Mortgage interest: −$3,809
• − Property taxes: −$1,023
• − Insurance: −$1,006
• − Repairs & maintenance: −$1,021
• − Management: −$1,021
• − Depreciation: −$1,978
• Taxable income: $2,900
• Est. tax owed @ 24.0%: −$696
• After-tax cash flow: $3,074/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
• City population: 33,502
• Population (ZIP): 8,480

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 (82%)
• Race & ethnicity: White 82% Black 10% Two or more races 5% Asian 3% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Italian 2% Serbian 2%
• Foreign-born: 7% · Canada
• Languages at home: 92% English-only · Arabic 4% Spanish 2% Other Asian/Pacific 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: ▼ -45.96%
• Current HPI: 175.5065
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-28.0% since first listed

6 events — show timeline

• 2026-05-13 Price Changed $89,992 KVBOR
• 2026-05-09 Price Changed $89,992 BBOR
• 2026-04-21 Price Changed $98,200 BBOR
• 2026-04-21 Price Changed $98,200 KVBOR
• 2026-04-11 Listed $125,000 BBOR
• 2026-04-11 Listed $125,000 KVBOR

Property tax history

+24.9%/yr

Latest (2025): $1,023 · +11.8% YoY. Source: county tax records.