813 Churchill Dr · Charleston, WV 25314

$125,000

4 bd · 2.0 ba · 2,246 sqft · SingleFamily public records · 23 Days on market

Built 1951 10,454 sqft lot ↓ 7% since listing

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Why this score? — see what drove the C+ 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 +26.2/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• 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

23 Hour Listing.

Key facts

• 0.24 acre lot
• Built 1951
• Listed 22 days

Property features AI

Exterior

• Parking: Parking pad
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Two-story single family residence; Residential property
• Construction: Block and stucco construction; Composition/shingle roof; Full basement
• Exterior features: Deck

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Flooring: Hardwood; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Insulated windows; Fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $319 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.4% 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: Overbrook Elementary School (math 57% / reading 57%, grade C+, #23 of 377 statewide, top 7%, 349 students, 0% FRL); John Adams Middle School (math 45% / reading 63%, grade B-, #2 of 109 statewide, top 1%, 705 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.
• Zoned-school proficiency averages 56% at this address vs 34% district-wide (+21 pts) — the actual schools serving this property are materially stronger than the Kanawha County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 115 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 $864 of loan paydown is wiped out by about $4k 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 $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,125 (1.5% below list)

Questions for the listing agent

1. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.15% ✓
• Cap rate: 9.35%
• Cash-on-cash: 10.93%
• DSCR: 1.49
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $291,980
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1440 Wilkie Dr	0.14mi	4/2.5	2,292 (+2%)	11mo	$325,000	$142	79
508 Spotswood Rd	0.23mi	3/3.0 (-1)	2,300 (+2%)	6mo	$300,000	$130	71
820 Gordon Dr	0.38mi	3/3.5 (-1)	2,356 (+5%)	4mo	$275,000	$117	59
619 Churchill Dr	0.27mi	3/3.0 (-1)	2,000 (-11%)	3mo	$203,000	$102	58
323 Mckinley Ave	0.60mi	3/2.5 (-1)	2,300 (+2%)	9mo	$253,000	$110	54
705 Churchill Dr	0.24mi	3/2.0 (-1)	2,576 (+15%)	11mo	$180,000	$70	50
606 Fort Hill Dr	0.71mi	4/2.5	2,372 (+6%)	7mo	$420,000	$177	50
795 Echo Rd	0.72mi	4/3.0	2,064 (-8%)	2mo	$235,000	$114	47
409 Sheridan Cir	0.53mi	4/3.0	2,472 (+10%)	11mo	$340,000	$138	46
109 Hillview Dr	0.65mi	4/3.0	2,057 (-8%)	10mo	$306,000	$149	44
201 Sheridan Cir	0.63mi	3/2.0 (-1)	2,000 (-11%)	10mo	$315,500	$158	39
947 Gordon Dr	0.71mi	3/2.0 (-1)	1,933 (-14%)	2mo	$242,900	$126	37

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: 0.0%
• Equity multiple: 1.00×
• Total profit: $44
• Equity at exit: $18,638

10-year hold

• IRR: 9.7%
• Equity multiple: 1.75×
• Total profit: $26,155
• Equity at exit: $10,808

Cash invested: $35,000 (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 25314

• Home prices YoY: -32.9%
• Active inventory: 115
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,437 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$108 /mo · $1,301/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $319

Break-even live

Break-even rent $1,033

Max offer price $125,000

Occupancy floor 73%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $125,000 Active 23 DOM
2. 2026-06-18
   days on market $125,000 Active 22 DOM
3. 2026-06-17
   days on market $125,000 Active 21 DOM
4. 2026-06-16
   days on market $125,000 Active 20 DOM
5. 2026-06-15
   days on market $125,000 Active 19 DOM
6. 2026-06-14
   days on market $125,000 Active 17 DOM
7. 2026-06-12
   days on market $125,000 Active 16 DOM
8. 2026-06-09
   days on market $125,000 Active 13 DOM
9. 2026-06-08
   days on market $125,000 Active 12 DOM
10. 2026-06-07
    pricedays on market $125,000 Active 11 DOM
11. 2026-06-05
    days on market $135,000 Active 8 DOM
12. 2026-06-03
    days on market $135,000 Active 7 DOM
13. 2026-06-02
    days on market $135,000 Active 6 DOM
14. 2026-06-01
    days on market $135,000 Active 5 DOM
15. 2026-05-31
    days on market $135,000 Active 4 DOM
16. 2026-05-30
    days on market $135,000 Active 3 DOM
17. 2026-05-27
    listed $135,000 Active
18. 2024-12-19
    soldstatus $120,000 Closed 16-char remark

    Show marketing remark (16 chars)

    23 Hour Listing.

19. 2024-12-05
    listed $149,000 Active 16-char remark

    Show marketing remark (16 chars)

    23 Hour Listing.

20. 2006-04-25
    soldstatus $145,000

ⓘ 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: $1,301 · $108/mo
• Projected year-2 tax: $1,301 · $108/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 4/10 Moderate 6 d/yr ≥100°F today · 16 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: $17,238
• − Mortgage interest: −$7,002
• − Property taxes: −$1,301
• − Insurance: −$625
• − Repairs & maintenance: −$1,379
• − Management: −$1,379
• − Depreciation: −$3,636
• Taxable income: $1,916
• Est. tax owed @ 24.0%: −$460
• After-tax cash flow: $3,366/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
• City population: 33,502
• Population (ZIP): 15,742

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 (85%)
• Race & ethnicity: White 85% Two or more races 5% Asian 5% Black 4% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Serbian 3% Lithuanian 3%
• Foreign-born: 5% · China, Canada
• Languages at home: 93% English-only · Other Indo-European 3% Spanish 2% Other Asian/Pacific 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: ▼ -80.67%
• Current HPI: 164.9358
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-6.9% since first listed

4 events — show timeline

• 2026-05-27 Listed $135,000 KVBOR
• 2024-12-19 Sold (MLS) $120,000 KVBOR
• 2024-12-05 Listed $149,000 KVBOR
• 2006-04-25 Sold (Public Records) $145,000 Public Records

Property tax history

+0.5%/yr

Latest (2025): $1,301 · +0.0% YoY. Source: county tax records.