957 Hunter Rd · Coal Fork, WV 25311

$14,900

3 bd · 1.5 ba · 1,522 sqft · SingleFamily public records · 244 Days on market

Built 1967 0.25 ac lot Est $15k · at est.

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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 +8.4/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.1/5.0
• 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

Three bedroom, family room with fireplace, open dining room to kitchen, 1.5 bath, move-in ready, fenced yard! Two car garage and carport. Full house generator. Washer & Dryer included. Flooring 100% waterproof laminate, new bath-fitter tub, Generac generator, ample storage, oversized two car garage.

Key facts

• Generac generator
• 0.25 acre lot
• Garage

Tags

• GENERAC GENERATOR

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water
• Home design: Single-family residence; Single-story
• Construction: Aluminum siding; Brick exterior
• Exterior features: Deck; Porch; Metal roof

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating
• Interior features: Eat-in kitchen; Insulated windows; Partial basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $15k.

Deal economics

• At list price, monthly cash flow is $814 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $15k).
• Recommended offer: $13k (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: Ruffner Elementary School (math 37% / reading 37%, grade F, #130 of 377 statewide, top 39%, 290 students, 0% FRL); Horace Mann Middle School (math 35% / reading 42%, grade F, #23 of 109 statewide, top 21%, 399 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: 62 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 $103 of loan paydown is wiped out by about $447 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 $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 244 days — a 12% lower offer ($13k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $80k (84%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $13,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 244 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 1967 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 8.26% ✓
• Cap rate: 76.31%
• Cash-on-cash: 250.07%
• DSCR: 12.13
• GRM: 1.0

CMA / ARV

• ARV (on-the-fly): $15,220
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
957 Hunter Rd	0.00mi	3/1.5	1,522 (0%)	1mo	$14,900	$10	99

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: 12.86×
• Total profit: $49,473
• Equity at exit: $2,222

10-year hold

• IRR: —
• Equity multiple: 27.38×
• Total profit: $110,040
• Equity at exit: $1,288

Cash invested: $4,172 (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 25311

• Home prices YoY: -12.5%
• Active inventory: 62
• Price-to-rent: 1.0×

Monthly cashflow live

• Estimated rent: $1,231 medium
• Mortgage (P&I): −$78
• Tax est. 1.5%: −$19 /mo · $224/yr
• Insurance: −$6
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $814

Break-even live

Break-even rent $201

Max offer price $14,900

Occupancy floor 29%

Sensitivity live

Price	-10% $824	-5% $819	+0% $814	+5% $809	+10% $804
Rent	-10% $717	-5% $765	+0% $814	+5% $862	+10% $911
Rate	-1.0pp $821	-0.5pp $818	base $814	+0.5pp $810	+1.0pp $806

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: $3,725
• Closing costs: $447
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-04-29
   status Pending
2. 2026-03-31
   price $14,900
3. 2026-02-26
   price $19,900
4. 2026-01-29
   price $24,900
5. 2026-01-05
   price $39,900
6. 2025-11-26
   price $54,900
7. 2025-10-23
   price $64,900
8. 2025-09-22
   price $84,900
9. 2025-08-28
   listed $94,900 Active
10. 2022-02-28
    soldstatus $100,000
11. 2022-02-25
    soldstatus $100,000 306-char remark

    Show marketing remark (306 chars)

    Three bedroom, family room with fireplace, open dining room to kitchen, 1.5 bath, move-in ready, fenced yard! Two car garage and carport. Full house generator. Washer & Dryer included. Flooring 100% waterproof laminate, new bath-fitter tub, Generac generator, ample storage, oversized two car garage.

12. 2021-07-20
    listed $99,500 306-char remark

    Show marketing remark (306 chars)

    Three bedroom, family room with fireplace, open dining room to kitchen, 1.5 bath, move-in ready, fenced yard! Two car garage and carport. Full house generator. Washer & Dryer included. Flooring 100% waterproof laminate, new bath-fitter tub, Generac generator, ample storage, oversized two car garage.

13. 1989-08-11
    soldstatus $45,000

ⓘ 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 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,770
• − Mortgage interest: −$835
• − Property taxes: −$224
• − Insurance: −$741
• − Repairs & maintenance: −$1,182
• − Management: −$1,182
• − Depreciation: −$433
• Taxable income: $10,174
• Est. tax owed @ 24.0%: −$2,442
• After-tax cash flow: $7,324/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

• Population (ZIP): 9,613

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 (82%)
• Race & ethnicity: White 82% Black 10% Two or more races 6%
• Common ancestry: Italian 3% Iranian 2% Slovak 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · 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: ▼ -23.77%
• Current HPI: 166.032
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-66.9% since first listed

13 events — show timeline

• 2026-04-29 Pending — KVBOR
• 2026-03-31 Price Changed $14,900 KVBOR
• 2026-02-26 Price Changed $19,900 KVBOR
• 2026-01-29 Price Changed $24,900 KVBOR
• 2026-01-05 Price Changed $39,900 KVBOR
• 2025-11-26 Price Changed $54,900 KVBOR
• 2025-10-23 Price Changed $64,900 KVBOR
• 2025-09-22 Price Changed $84,900 KVBOR
• 2025-08-28 Listed $94,900 KVBOR
• 2022-02-28 Sold (Public Records) $100,000 Public Records
• 2022-02-25 Sold (MLS) $100,000 KVBOR
• 2021-07-20 Listed $99,500 KVBOR
• 1989-08-11 Sold (Public Records) $45,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $794 · -2.5% YoY. Source: county tax records.