216 Sutherland Dr · South Charleston, WV 25303

$49,900

3 bd · 1.0 ba · 1,379 sqft · SingleFamily public records · 222 Days on market

Built 1949 ↓ 29% 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 +3.6/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

South Charleston, WV 3 bedroom 1 bath home, remodel started, basement, nice location

Key facts

• Built 1949
• Listed 221 days

Property features AI

Exterior

• Home design: Residential property
• Construction: Concrete perimeter foundation
• Exterior features: Shingle roof

Interior

• Flooring: Hardwood flooring; Vinyl flooring; Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Laminate countertops

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $624 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.3% vs local median 4.8% in South 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 71/100 on livability (#58 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: schools D-, crime F, amenities 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.
• 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 $345 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 222 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 222 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 1949 — 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 D-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. 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?
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: 2.44% ✓
• Cap rate: 21.30%
• Cash-on-cash: 53.59%
• DSCR: 3.38
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $157,206
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 Shepherd Ave	0.39mi	3/1.0	1,416 (+3%)	7mo	$194,200	$137	71
2710 Daniels Ave	0.09mi	3/2.0	1,485 (+8%)	10mo	$171,000	$115	71
238 Sutherland Dr	0.09mi	3/1.0	1,560 (+13%)	10mo	$134,000	$86	65
2526 Spring St	0.21mi	3/1.5	1,236 (-10%)	9mo	$179,000	$145	63
686 Forest Cir	0.52mi	3/1.0	1,285 (-7%)	3mo	$110,000	$86	62
218 Forest Cir	0.48mi	3/2.0	1,519 (+10%)	1mo	$201,600	$133	56
300 Forest Cir	0.50mi	3/2.0	1,273 (-8%)	6mo	$119,000	$93	55
318 Monroe St	0.44mi	3/1.0	1,560 (+13%)	5mo	$165,000	$106	54
2924 Fitzwater Drive Dr	0.40mi	3/1.0	1,224 (-11%)	12mo	$150,000	$123	53
702 Forest Cir	0.45mi	3/2.0	1,573 (+14%)	5mo	$180,000	$114	47
161 Second Ave	0.57mi	3/2.0	1,568 (+14%)	9mo	$148,000	$94	39
407 Rosemont Ave	0.63mi	2/1.0 (-1)	1,194 (-13%)	11mo	$116,200	$97	34

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: 51.7%
• Equity multiple: 3.27×
• Total profit: $31,671
• Equity at exit: $7,440

10-year hold

• IRR: 57.0%
• Equity multiple: 6.64×
• Total profit: $78,814
• Equity at exit: $4,314

Cash invested: $13,972 (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 25303

• Home prices YoY: -11.4%
• Active inventory: 50
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,219 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$57 /mo · $681/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $624

Break-even live

Break-even rent $429

Max offer price $49,900

Occupancy floor 44%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $49,900 Active 222 DOM
2. 2026-06-18
   days on market $49,900 Active 221 DOM
3. 2026-06-17
   days on market $49,900 Active 220 DOM
4. 2026-06-16
   days on market $49,900 Active 219 DOM
5. 2026-06-15
   days on market $49,900 Active 218 DOM
6. 2026-06-14
   days on market $49,900 Active 216 DOM
7. 2026-06-12
   days on market $49,900 Active 215 DOM
8. 2026-06-09
   days on market $49,900 Active 212 DOM
9. 2026-06-08
   days on market $49,900 Active 211 DOM
10. 2026-06-07
    days on market $49,900 Active 210 DOM
11. 2026-06-05
    days on market $49,900 Active 207 DOM
12. 2026-06-03
    days on market $49,900 Active 206 DOM
13. 2026-06-02
    days on market $49,900 Active 205 DOM
14. 2026-06-01
    days on market $49,900 Active 204 DOM
15. 2026-05-31
    days on market $49,900 Active 203 DOM
16. 2026-05-30
    days on market $49,900 Active 202 DOM
17. 2026-04-30
    price $49,900
18. 2026-03-21
    price $57,500
19. 2026-02-13
    price $59,500
20. 2026-01-01
    price $61,500
21. 2025-12-09
    price $67,500
22. 2025-11-09
    listed $69,900 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: $681 · $57/mo
• Projected year-2 tax: $681 · $57/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥101°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: $14,631
• − Mortgage interest: −$2,795
• − Property taxes: −$681
• − Insurance: −$250
• − Repairs & maintenance: −$1,170
• − Management: −$1,170
• − Depreciation: −$1,452
• Taxable income: $7,113
• Est. tax owed @ 24.0%: −$1,707
• After-tax cash flow: $5,781/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 — South Charleston

• Score: 71/100
• State rank: #58
• US rank: #6993

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Charleston, WV
• City population: 6,987
• Population (ZIP): 6,987

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 (80%)
• Race & ethnicity: White 80% Two or more races 12% Black 5% Asian 3% Hispanic / Latino 2%
• Common ancestry: Greek 5% Serbian 3% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Other Indo-European 1% Spanish 1% German/W. Germanic 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: ▼ -26.75%
• Current HPI: 207.2001
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-28.6% since first listed

6 events — show timeline

• 2026-04-30 Price Changed $49,900 GVBOR
• 2026-03-21 Price Changed $57,500 GVBOR
• 2026-02-13 Price Changed $59,500 GVBOR
• 2026-01-01 Price Changed $61,500 GVBOR
• 2025-12-09 Price Changed $67,500 GVBOR
• 2025-11-09 Listed $69,900 GVBOR

Property tax history

-6.3%/yr

Latest (2025): $681 · +8.7% YoY. Source: county tax records.