543 Gap View Dr · Coal Fork, WV 25306

$25,000

None bd · None ba · 3,000 sqft · MultiFamily · 172 Days on market

Built 1930 4,704 sqft lot

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Why this score? — see what drove the C- 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
• Appreciation +7.0/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +4.4/5.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

A unique investment opportunity with three homes on one lot. The front house is ready for a full rebuild or tear-down, offering a clean slate for redevelopment. Behind it are two additional units—a garage apartment that’s currently rentable and a small studio apartment that could easily be brought online with a little TLC. Great potential for investors looking to add value and create multiple income streams.

Key facts

• Garage apartment
• Full rebuild
• 4,704 sq ft lot

Tags

• INVESTMENT OPPORTUNITY
• FULL REBUILD
• GARAGE APARTMENT
• SMALL STUDIO APARTMENT
• MULTIPLE INCOME STREAMS

Property features AI

Exterior

• Parking: Attached 1-car garage; Additional parking noted in remarks
• Home design: Residential income property (multi-family)
• Construction: Block and frame construction
• Exterior features: Composition shingle roof; Lot of approximately 0.108 acres

Interior

• Heating & cooling: Forced air
• Interior features: Forced air heating

What this means for you Summary

Snapshot

• This is a multifamily listed at $25k.

Deal economics

• At list price, monthly cash flow is $3k ($36k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $25k).
• Recommended offer: $22k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#201 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: employment D, amenities F, commute 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: Malden Elementary School (math 22% / reading 17%, grade F, #350 of 377 statewide, top 95%, 152 students, 0% FRL); Riverside High School (math 17% / reading 47%, grade F, #55 of 110 statewide, top 59%, 1,220 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: Rents rising fast (+7.6%/yr); 24 active listings in the ZIP; 103 units permitted in Kanawha County in 2024 (0 in 5+ unit buildings).
• At $4,020/mo this rent would consume 67% of the median local household income ($72k/yr) (locally 124% 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 $1k of equity ($173 loan paydown + $997 appreciation (4.0% local appreciation)).
• Kanawha County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.0% appreciation + 7.6% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 172 days — a 12% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $22,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 172 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 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: 16.08% ✓
• Cap rate: 150.44%
• Cash-on-cash: 514.81%
• DSCR: 23.91
• GRM: 0.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.99% appreciation · 7.59% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 31.73×
• Total profit: $215,095
• Equity at exit: $12,661

10-year hold

• IRR: —
• Equity multiple: 76.94×
• Total profit: $531,587
• Equity at exit: $20,696

Cash invested: $7,000 (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 25306

• Home prices YoY: 2.1%
• Rents YoY: 7.6%
• Active inventory: 24
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $4,020 medium
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$844
• Net cashflow: $3,003

Break-even live

Break-even rent $219

Max offer price $25,000

Occupancy floor 20%

Sensitivity live

Price	-10% $3,020	-5% $3,012	+0% $3,003	+5% $2,994	+10% $2,986
Rent	-10% $2,685	-5% $2,844	+0% $3,003	+5% $3,162	+10% $3,321
Rate	-1.0pp $3,016	-0.5pp $3,009	base $3,003	+0.5pp $2,997	+1.0pp $2,990

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$4,020
Total (3 units)			$4,020

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $25,000 Active 172 DOM
2. 2026-06-18
   days on market $25,000 Active 171 DOM
3. 2026-06-17
   days on market $25,000 Active 170 DOM
4. 2026-06-16
   days on market $25,000 Active 169 DOM
5. 2026-06-15
   days on market $25,000 Active 168 DOM
6. 2026-06-14
   days on market $25,000 Active 166 DOM
7. 2026-06-12
   days on market $25,000 Active 165 DOM
8. 2026-06-09
   days on market $25,000 Active 162 DOM
9. 2026-06-08
   days on market $25,000 Active 161 DOM
10. 2026-06-07
    days on market $25,000 Active 160 DOM
11. 2026-06-05
    days on market $25,000 Active 157 DOM
12. 2026-06-03
    days on market $25,000 Active 156 DOM
13. 2026-06-02
    days on market $25,000 Active 155 DOM
14. 2026-06-01
    days on market $25,000 Active 154 DOM
15. 2026-05-31
    days on market $25,000 Active 153 DOM
16. 2026-05-30
    days on market $25,000 Active 152 DOM
17. 2026-01-12
    status Active
18. 2026-01-02
    status Pending
19. 2025-12-17
    listed $30,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $48,240
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$125
• − Repairs & maintenance: −$3,859
• − Management: −$3,859
• − Depreciation: −$727
• Taxable income: $37,894
• Est. tax owed @ 24.0%: −$9,095
• After-tax cash flow: $26,942/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 — Coal Fork

• Score: 61/100
• State rank: #201
• US rank: #17993

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coal Fork, WV
• County: Kanawha County · 33,502 people
• Metro: Charleston, WV
• Population (ZIP): 6,040
• Household income: $71,654
• Rent vs Own: 32.4% rent · 67.6% own
• Severe rent burden: 124.0

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 (86%)
• Race & ethnicity: White 86% Black 6% Hispanic / Latino 3% Two or more races 3% Asian 3%
• Common ancestry: Italian 4% Slovak 3% Iranian 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Other Asian/Pacific 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: ▲ 3.99%
• Current HPI: 195.9623
• Rent YoY: ▲ 7.59%
• Metro: Charleston, WV
• State GDP YoY: —
• F500 in state: 0

Price history

3 events — show timeline

• 2026-01-12 Relisted — KVBOR
• 2026-01-02 Pending — KVBOR
• 2025-12-17 Listed $30,000 KVBOR