544 Cane Fork Ln · St. Albans, WV 25177

$89,700

3 bd · 1.5 ba · 2,045 sqft · SingleFamily · 6 Days on market

Built 1968 0.32 ac 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
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• 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 MLS

Charming 1-1/2 Story home conventionally located in St. Albans. Home is bursting w/ natural light and is private! Home offers a large yard/fenced in backyard w/ deck which is perfect for entertaining! Do Not Miss Out on This One!

Key facts

• 0.32 acre lot
• Built 1968
• Listed 6 days

Property features AI

Finance

• Financial info: Annual tax listed (information only)

Exterior

• Utilities: Public waterPublic sewer
• Home design: Single-family residential property
• Construction: Block and vinyl siding construction
• Exterior features: Composition/shingle roof0.32-acre lot

Interior

• Bedrooms: Total of 6 rooms (bedrooms and living areas combined)
• Bathrooms: 1 full bathroom1 half bathroom
• Heating & cooling: Central air conditioningForced-air heating
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 11.6% vs local median 4.8% 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: George C. Weimer Elementary School (math 15% / reading 15%, grade F, #367 of 377 statewide, top 98%, 137 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: 120 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 $620 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 10y 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: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,700

Questions for the listing agent

1. Built in 1968 — 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. 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.
5. 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.
6. 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: 1.44% ✓
• Cap rate: 11.64%
• Cash-on-cash: 19.09%
• DSCR: 1.85
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $28,630
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
901 Green Valley Dr	0.47mi	2/2.0 (-1)	1,753 (-14%)	10mo	$25,000	$14	39

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: 7.6%
• Equity multiple: 1.30×
• Total profit: $7,431
• Equity at exit: $13,375

10-year hold

• IRR: 16.9%
• Equity multiple: 2.39×
• Total profit: $34,904
• Equity at exit: $7,756

Cash invested: $25,116 (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: 120
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,290 medium
• Mortgage (P&I): −$470
• Tax est. 1.5%: −$112 /mo · $1,346/yr
• Insurance: −$37
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $344

Break-even live

Break-even rent $855

Max offer price $89,700

Occupancy floor 68%

Sensitivity live

Price	-10% $406	-5% $375	+0% $344	+5% $313	+10% $282
Rent	-10% $242	-5% $293	+0% $344	+5% $395	+10% $446
Rate	-1.0pp $389	-0.5pp $367	base $344	+0.5pp $321	+1.0pp $297

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: $22,425
• Closing costs: $2,691
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-22
   days on market $89,700 Active 6 DOM
2. 2026-06-21
   days on market $89,700 Active 5 DOM
3. 2026-06-19
   days on market $89,700 Active 3 DOM
4. 2026-06-18
   days on market $89,700 Active 2 DOM
5. 2026-06-17
   days on marketlisting id $89,700 Active 1 DOM
6. 2026-05-31
   days on market $89,700 Active 165 DOM
7. 2026-05-30
   days on market $89,700 Active 164 DOM
8. 2026-04-22
   price $89,700
9. 2026-02-05
   price $99,700
10. 2025-12-17
    listed $109,700 Active
11. 2020-06-29
    soldstatus $94,000 229-char remark

    Show marketing remark (229 chars)

    Charming 1-1/2 Story home conventionally located in St. Albans. Home is bursting w/ natural light and is private! Home offers a large yard/fenced in backyard w/ deck which is perfect for entertaining! Do Not Miss Out on This One!

12. 2020-05-11
    listed $95,000 229-char remark

    Show marketing remark (229 chars)

    Charming 1-1/2 Story home conventionally located in St. Albans. Home is bursting w/ natural light and is private! Home offers a large yard/fenced in backyard w/ deck which is perfect for entertaining! Do Not Miss Out on This One!

13. 2018-03-09
    soldstatus $68,000 88-char remark
14. 2017-09-23
    listed $69,000 88-char remark
15. 2017-05-09
    soldstatus $21,300
16. 2016-11-19
    listed $32,900

ⓘ 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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,486
• − Mortgage interest: −$5,025
• − Property taxes: −$1,346
• − Insurance: −$1,115
• − Repairs & maintenance: −$1,239
• − Management: −$1,239
• − Depreciation: −$2,609
• Taxable income: $2,913
• Est. tax owed @ 24.0%: −$699
• After-tax cash flow: $3,429/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

• 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

+172.6% since first listed

10 events — show timeline

• 2026-06-16 Listed $89,700 KVBOR
• 2026-04-22 Price Changed $89,700 KVBOR
• 2026-02-05 Price Changed $99,700 KVBOR
• 2025-12-17 Listed $109,700 KVBOR
• 2020-06-29 Sold (MLS) $94,000 KVBOR
• 2020-05-11 Listed $95,000 KVBOR
• 2018-03-09 Sold (MLS) $68,000 KVBOR
• 2017-09-23 Listed $69,000 KVBOR
• 2017-05-09 Sold (MLS) $21,300 KVBOR
• 2016-11-19 Listed $32,900 KVBOR