2624 Morrell Ave · St. Albans, WV 25177

$75,000

4 bd · 2.0 ba · 1,421 sqft · SingleFamily public records · 36 Days on market

Built 1940 5,227 sqft lot

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

Listing remarks

Four bedroom, two bath ranch style home in St. Albans. This needs repairs, but great potential as a home of your own or rental investment. a viewing release must be signed and returned to our office before showing this property.

Key facts

• 5,227 sq ft lot
• Listed 36 days

Property features AI

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer
• Home design: Ranch-style residential; Single-story
• Construction: Brick and vinyl siding exterior; Composition/shingle roof
• Exterior features: Front porch

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 6 total rooms
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Has heating (type: Other); Has cooling (type: Other)
• Interior features: Eat-in kitchen; Insulated windows

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $488 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.2% 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 B — 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: Alban Elementary School (math 32% / reading 37%, grade F, #148 of 377 statewide, top 49%, 253 students, 0% FRL); Mckinley Middle School (math 24% / reading 36%, grade F, #58 of 109 statewide, top 55%, 303 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 $519 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 $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood 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 $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.73% ✓
• Cap rate: 15.17%
• Cash-on-cash: 31.71%
• DSCR: 2.41
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $150,626
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2720 Knox Ave	0.21mi	3/2.0 (-1)	1,469 (+3%)	5mo	$80,100	$55	75
2418 Washington Ave	0.21mi	3/2.0 (-1)	1,516 (+7%)	5mo	$55,000	$36	69
2318 Monroe Ave	0.36mi	3/1.5 (-1)	1,344 (-5%)	4mo	$45,000	$33	64
2508 Washington Ave	0.18mi	3/1.0 (-1)	1,538 (+8%)	7mo	$155,000	$101	63
2618 Kanawha Ter	0.28mi	3/2.5 (-1)	1,560 (+10%)	2mo	$166,000	$106	62
323 Myers St	0.33mi	3/2.0 (-1)	1,340 (-6%)	11mo	$177,000	$132	61
2226 Harrison Ave	0.49mi	3/2.0 (-1)	1,536 (+8%)	4mo	$90,000	$59	55
2014 Benedict Cir	0.69mi	3/2.0 (-1)	1,478 (+4%)	5mo	$189,000	$128	52
877 Valley Pike Dr	0.70mi	3/1.0 (-1)	1,352 (-5%)	1mo	$145,275	$107	49
2136 Mckinley Ave	0.54mi	3/2.5 (-1)	1,310 (-8%)	12mo	$185,000	$141	45
2258 Curtis Ave	0.52mi	3/1.0 (-1)	1,582 (+11%)	9mo	$195,000	$123	40
2027 7th Ave	0.70mi	3/1.0 (-1)	1,590 (+12%)	6mo	$152,000	$96	33

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: 22.1%
• Equity multiple: 1.90×
• Total profit: $18,982
• Equity at exit: $11,183

10-year hold

• IRR: 30.1%
• Equity multiple: 3.70×
• Total profit: $56,702
• Equity at exit: $6,485

Cash invested: $21,000 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,295 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$43 /mo · $520/yr
• Insurance: −$31
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $488

Break-even live

Break-even rent $676

Max offer price $75,000

Occupancy floor 57%

Sensitivity live

Price	-10% $531	-5% $510	+0% $488	+5% $467	+10% $446
Rent	-10% $386	-5% $437	+0% $488	+5% $540	+10% $591
Rate	-1.0pp $526	-0.5pp $507	base $488	+0.5pp $469	+1.0pp $449

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-12
   status $75,000 Pending 36 DOM
2. 2026-06-09
   days on market $75,000 Active 36 DOM
3. 2026-06-08
   days on market $75,000 Active 35 DOM
4. 2026-06-07
   days on market $75,000 Active 34 DOM
5. 2026-06-05
   days on market $75,000 Active 31 DOM
6. 2026-06-03
   days on market $75,000 Active 30 DOM
7. 2026-06-02
   days on market $75,000 Active 29 DOM
8. 2026-06-01
   days on market $75,000 Active 28 DOM
9. 2026-05-31
   days on market $75,000 Active 27 DOM
10. 2026-05-30
    days on market $75,000 Active 26 DOM
11. 2026-05-01
    listed $75,000 Active
12. 2007-06-08
    soldstatus $75,000
13. 1972-02-25
    soldstatus $19,800

ⓘ 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: $520 · $43/mo
• Projected year-2 tax: $520 · $43/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 (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,535
• − Mortgage interest: −$4,201
• − Property taxes: −$520
• − Insurance: −$1,172
• − Repairs & maintenance: −$1,243
• − Management: −$1,243
• − Depreciation: −$2,182
• Taxable income: $4,974
• Est. tax owed @ 24.0%: −$1,194
• After-tax cash flow: $4,667/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

• Census place: St. Albans, WV
• 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

+278.8% since first listed

3 events — show timeline

• 2026-05-01 Listed $75,000 KVBOR
• 2007-06-08 Sold (Public Records) $75,000 Public Records
• 1972-02-25 Sold (Public Records) $19,800 Public Records

Property tax history

+3.1%/yr

Latest (2025): $520 · +0.0% YoY. Source: county tax records.