1904 Hudson St · Charleston, WV 25302

$29,900

3 bd · 1.0 ba · 980 sqft · SingleFamily public records · 150 Days on market

Built 1934 ↓ 25% since listing

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Why this score? — see what drove the D 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
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Convenient to Downtown Charleston. Taxes are homestead. Home is being Sold As Is Condition. Seller to make no repairs. Buyer to verify all information. Full walkout basement. Bonus room on second floor. Bedrooms have no closets. Square footage does not include basement or second floor.

Key facts

• Bonus room upstairs
• Built 1934
• Listed 149 days

Tags

• FULL WALKOUT BASEMENT
• BONUS ROOM UPSTAIRS

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residential; Frame construction
• Construction: Frame construction
• Exterior features: Lot dimensions approximately 40 x 40 x 150 x 150

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Full basement; 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $836 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.
• Cap rate 39.9% 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: Shoals Elementary School (math 42% / reading 37%, grade F, #108 of 377 statewide, top 33%, 210 students, 0% FRL); West Side Middle School (math 7% / reading 18%, grade F, #109 of 109 statewide, top 100%, 377 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: 99 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 $207 of loan paydown is wiped out by about $897 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 $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $20k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $30k implies a 66% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1934 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $26,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 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 1934 — 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 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?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 4.35% ✓
• Cap rate: 39.85%
• Cash-on-cash: 119.85%
• DSCR: 6.33
• GRM: 1.9

CMA / ARV

• ARV (on-the-fly): $96,040
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
810 Hillsdale Dr	0.16mi	2/1.0 (-1)	1,000 (+2%)	4mo	$135,900	$136	81
528 Medina St	0.30mi	3/1.0	950 (-3%)	5mo	$105,000	$111	76
2010 Preston St	0.15mi	3/1.5	918 (-6%)	9mo	$132,000	$144	73
1319 Bigley Ave	0.62mi	2/1.0 (-1)	966 (-1%)	2mo	$32,000	$33	62
502 Piccadilly St	0.26mi	2/1.5 (-1)	900 (-8%)	14mo	$59,900	$67	56
2024 Preston St	0.20mi	2/1.5 (-1)	1,124 (+15%)	13mo	$70,000	$62	48
1308 Camden Dr	0.60mi	2/1.0 (-1)	1,068 (+9%)	11mo	$150,000	$140	43
437 Baird Dr	0.69mi	2/1.0 (-1)	943 (-4%)	20mo	$27,500	$29	40
1219 Crescent Rd	0.70mi	2/1.0 (-1)	845 (-14%)	15mo	$79,900	$95	27
1217 Woodland Dr	0.70mi	2/1.0 (-1)	850 (-13%)	23mo	$83,000	$98	21

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: —
• Equity multiple: 6.78×
• Total profit: $48,421
• Equity at exit: $4,458

10-year hold

• IRR: —
• Equity multiple: 14.23×
• Total profit: $110,781
• Equity at exit: $2,585

Cash invested: $8,372 (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 25302

• Home prices YoY: -21.8%
• Active inventory: 99
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,301 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$22 /mo · $265/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $836

Break-even live

Break-even rent $242

Max offer price $29,900

Occupancy floor 31%

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $29,900 Active 150 DOM
2. 2026-06-18
   days on market $29,900 Active 149 DOM
3. 2026-06-17
   days on market $29,900 Active 148 DOM
4. 2026-06-16
   days on market $29,900 Active 147 DOM
5. 2026-06-15
   days on market $29,900 Active 146 DOM
6. 2026-06-14
   days on market $29,900 Active 144 DOM
7. 2026-06-12
   days on market $29,900 Active 143 DOM
8. 2026-06-09
   days on market $29,900 Active 140 DOM
9. 2026-06-08
   days on market $29,900 Active 139 DOM
10. 2026-06-07
    days on market $29,900 Active 138 DOM
11. 2026-06-05
    days on market $29,900 Active 135 DOM
12. 2026-06-03
    days on market $29,900 Active 134 DOM
13. 2026-06-02
    days on market $29,900 Active 133 DOM
14. 2026-06-01
    days on market $29,900 Active 132 DOM
15. 2026-05-31
    days on market $29,900 Active 131 DOM
16. 2026-05-30
    days on market $29,900 Active 130 DOM
17. 2026-03-03
    price $29,900
18. 2026-02-16
    price $39,900
19. 2026-01-21
    listed $49,900 Active
20. 2025-05-08
    soldstatus $18,000 Closed 286-char remark

    Show marketing remark (286 chars)

    Convenient to Downtown Charleston. Taxes are homestead. Home is being Sold As Is Condition. Seller to make no repairs. Buyer to verify all information. Full walkout basement. Bonus room on second floor. Bedrooms have no closets. Square footage does not include basement or second floor.

21. 2025-03-29
    status Pending 286-char remark

    Show marketing remark (286 chars)

    Convenient to Downtown Charleston. Taxes are homestead. Home is being Sold As Is Condition. Seller to make no repairs. Buyer to verify all information. Full walkout basement. Bonus room on second floor. Bedrooms have no closets. Square footage does not include basement or second floor.

22. 2025-03-26
    price $19,900 286-char remark

    Show marketing remark (286 chars)

    Convenient to Downtown Charleston. Taxes are homestead. Home is being Sold As Is Condition. Seller to make no repairs. Buyer to verify all information. Full walkout basement. Bonus room on second floor. Bedrooms have no closets. Square footage does not include basement or second floor.

23. 2025-03-02
    price $29,900 286-char remark

    Show marketing remark (286 chars)

    Convenient to Downtown Charleston. Taxes are homestead. Home is being Sold As Is Condition. Seller to make no repairs. Buyer to verify all information. Full walkout basement. Bonus room on second floor. Bedrooms have no closets. Square footage does not include basement or second floor.

24. 2024-12-29
    status Active 286-char remark

    Show marketing remark (286 chars)

    Convenient to Downtown Charleston. Taxes are homestead. Home is being Sold As Is Condition. Seller to make no repairs. Buyer to verify all information. Full walkout basement. Bonus room on second floor. Bedrooms have no closets. Square footage does not include basement or second floor.

25. 2024-12-18
    status Pending 286-char remark

    Show marketing remark (286 chars)

    Convenient to Downtown Charleston. Taxes are homestead. Home is being Sold As Is Condition. Seller to make no repairs. Buyer to verify all information. Full walkout basement. Bonus room on second floor. Bedrooms have no closets. Square footage does not include basement or second floor.

26. 2024-11-12
    listed $39,900 Active 286-char remark

    Show marketing remark (286 chars)

    Convenient to Downtown Charleston. Taxes are homestead. Home is being Sold As Is Condition. Seller to make no repairs. Buyer to verify all information. Full walkout basement. Bonus room on second floor. Bedrooms have no closets. Square footage does not include basement or second floor.

ⓘ 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: $265 · $22/mo
• Projected year-2 tax: $265 · $22/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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°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: $15,608
• − Mortgage interest: −$1,675
• − Property taxes: −$265
• − Insurance: −$150
• − Repairs & maintenance: −$1,249
• − Management: −$1,249
• − Depreciation: −$870
• Taxable income: $10,151
• Est. tax owed @ 24.0%: −$2,436
• After-tax cash flow: $7,598/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
• County: Kanawha County · 33,502 people
• City population: 33,502
• Metro: Charleston, WV
• Population (ZIP): 13,204
• Household income: $55,210
• Rent vs Own: 35.1% rent · 64.9% own
• Severe rent burden: 679.0

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 (75%)
• Race & ethnicity: White 75% Black 14% Two or more races 8% Hispanic / Latino 3% Asian 1%
• Common ancestry: Italian 2% Slovak 2% Iranian 1%
• Foreign-born: 1% · South Korea

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: ▼ -44.83%
• Current HPI: 160.7081
• Rent YoY: —
• Metro: Charleston, WV
• State GDP YoY: —
• F500 in state: 0

Price history

-25.1% since first listed

10 events — show timeline

• 2026-03-03 Price Changed $29,900 KVBOR
• 2026-02-16 Price Changed $39,900 KVBOR
• 2026-01-21 Listed $49,900 KVBOR
• 2025-05-08 Sold (MLS) $18,000 KVBOR
• 2025-03-29 Pending — KVBOR
• 2025-03-26 Price Changed $19,900 KVBOR
• 2025-03-02 Price Changed $29,900 KVBOR
• 2024-12-29 Relisted — KVBOR
• 2024-12-18 Pending — KVBOR
• 2024-11-12 Listed $39,900 KVBOR

Property tax history

-0.1%/yr

Latest (2025): $265 · +0.0% YoY. Source: county tax records.