1005 Somerset Dr · Charleston, WV 25302

$15,900

2 bd · 1.0 ba · 926 sqft · SingleFamily public records · 222 Days on market

Built 1900

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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

Charleston, WV 2 bedroom 1 bath boarded up home.

Key facts

• Built 1900
• Listed 221 days

Property features AI

Exterior

• Home design: Residential property
• Construction: Block foundation; Built with wood and metal roofing materials
• Exterior features: Wood and metal roof

Interior

• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Carpet flooring; 6 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $16k.

Deal economics

• At list price, monthly cash flow is $793 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $16k).
• Recommended offer: $14k (12.0% below list) — sets the bar for market timing.
• Cap rate 66.1% 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.
• 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 $110 of loan paydown is wiped out by about $477 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 222 days — a 12% lower offer ($14k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $13,992 (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 1900 — 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: 7.19% ✓
• Cap rate: 66.13%
• Cash-on-cash: 213.71%
• DSCR: 10.51
• GRM: 1.2

CMA / ARV

• ARV (on-the-fly): $81,488
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1207 Park Ave	0.24mi	2/1.0	940 (+2%)	13mo	$86,000	$91	76
721 Garvin Ave	0.49mi	3/1.0 (+1)	954 (+3%)	5mo	$60,000	$63	62
811 7th St	0.65mi	3/1.0 (+1)	954 (+3%)	3mo	$84,000	$88	57
882 Anaconda Ave	0.59mi	2/1.0	882 (-5%)	9mo	$125,000	$142	57
1198 Livingston Ave	0.52mi	2/1.0	968 (+4%)	22mo	$75,000	$77	50
104 Patterson St	0.63mi	3/1.0 (+1)	906 (-2%)	15mo	$60,000	$66	49
802 Red Oak & 1105 Park Ave	0.48mi	2/1.0	1,055 (+14%)	8mo	$129,000	$122	47
1419 Red Oak St	0.73mi	1/1.0 (-1)	855 (-8%)	8mo	$33,500	$39	41
610 Georgia St	0.52mi	2/1.0	800 (-14%)	24mo	$88,000	$110	33

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: 11.77×
• Total profit: $47,939
• Equity at exit: $2,371

10-year hold

• IRR: —
• Equity multiple: 25.00×
• Total profit: $106,839
• Equity at exit: $1,375

Cash invested: $4,452 (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: 1.2×

Monthly cashflow live

• Estimated rent: $1,143 medium
• Mortgage (P&I): −$83
• Tax est. 1.5%: −$20 /mo · $238/yr
• Insurance: −$7
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $793

Break-even live

Break-even rent $139

Max offer price $15,900

Occupancy floor 26%

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: $3,975
• Closing costs: $477
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $15,900 Active 222 DOM
2. 2026-06-18
   days on market $15,900 Active 221 DOM
3. 2026-06-17
   days on market $15,900 Active 220 DOM
4. 2026-06-16
   days on market $15,900 Active 219 DOM
5. 2026-06-15
   days on market $15,900 Active 218 DOM
6. 2026-06-14
   days on market $15,900 Active 216 DOM
7. 2026-06-12
   days on market $15,900 Active 215 DOM
8. 2026-06-09
   days on market $15,900 Active 212 DOM
9. 2026-06-08
   days on market $15,900 Active 211 DOM
10. 2026-06-07
    days on market $15,900 Active 210 DOM
11. 2026-06-05
    days on market $15,900 Active 207 DOM
12. 2026-06-03
    days on market $15,900 Active 206 DOM
13. 2026-06-02
    days on market $15,900 Active 205 DOM
14. 2026-06-01
    days on market $15,900 Active 204 DOM
15. 2026-05-31
    days on market $15,900 Active 203 DOM
16. 2026-05-30
    days on market $15,900 Active 202 DOM
17. 2026-04-30
    price $15,900
18. 2026-03-21
    price $16,900
19. 2026-02-13
    price $18,900
20. 2026-01-01
    price $20,900
21. 2025-12-09
    price $22,900
22. 2025-11-10
    listed $27,900 Active
23. 1998-04-01
    soldstatus $40,000

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

Taxation est. · year 1

• Rental income: $13,713
• − Mortgage interest: −$891
• − Property taxes: −$238
• − Insurance: −$80
• − Repairs & maintenance: −$1,097
• − Management: −$1,097
• − Depreciation: −$463
• Taxable income: $9,847
• Est. tax owed @ 24.0%: −$2,363
• After-tax cash flow: $7,151/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

-60.2% since first listed

7 events — show timeline

• 2026-04-30 Price Changed $15,900 GVBOR
• 2026-03-21 Price Changed $16,900 GVBOR
• 2026-02-13 Price Changed $18,900 GVBOR
• 2026-01-01 Price Changed $20,900 GVBOR
• 2025-12-09 Price Changed $22,900 GVBOR
• 2025-11-10 Listed $27,900 GVBOR
• 1998-04-01 Sold (Public Records) $40,000 Public Records

Property tax history

+8.1%/yr

Latest (2025): $1,056 · +109.6% YoY. Source: county tax records.