1015 E St · South Charleston, WV 25303

$31,900

3 bd · 1.0 ba · 1,560 sqft · SingleFamily public records · 109 Days on market

Built 1925

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• 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, 2 story home, 3 bedrooms, 1 bath, needs work. 1,560 sq feet

Key facts

• Built 1925
• Listed 108 days

Property features AI

Exterior

• Home design: Residential property
• Construction: Block foundation
• Exterior features: Shingle roof

Interior

• Kitchen: Laminate countertops
• Bedrooms: 6 total rooms (bedrooms count not specified)
• Flooring: Carpet; Hardwood; Vinyl; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Laminate countertops

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $32k.

Deal economics

• At list price, monthly cash flow is $687 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $32k).
• Recommended offer: $29k (9.0% below list) — sets the bar for market timing.
• Cap rate 34.6% vs local median 4.5% in South 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 71/100 on livability (#58 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: schools D-, crime F, amenities 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: 50 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 $221 of loan paydown is wiped out by about $957 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 $9k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $10k; list at $32k implies a 219% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $29,029 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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 D-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. 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?
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: 3.87% ✓
• Cap rate: 34.64%
• Cash-on-cash: 101.25%
• DSCR: 5.51
• GRM: 2.2

CMA / ARV

• ARV (on-the-fly): $113,880
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
161 Second Ave	0.55mi	3/2.0	1,568 (+0%)	9mo	$148,000	$94	62
128 5th Ave	0.39mi	3/1.0	1,540 (-1%)	24mo	$38,000	$25	60
22 9th Ave	0.24mi	3/2.0	1,350 (-14%)	12mo	$99,000	$73	53

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: 93.1%
• Equity multiple: 5.33×
• Total profit: $38,657
• Equity at exit: $4,756

10-year hold

• IRR: 96.0%
• Equity multiple: 11.11×
• Total profit: $90,261
• Equity at exit: $2,758

Cash invested: $8,932 (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 25303

• Home prices YoY: -11.4%
• Active inventory: 50
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,233 medium
• Mortgage (P&I): −$167
• Tax est. 1.5%: −$40 /mo · $478/yr
• Insurance: −$13
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $687

Break-even live

Break-even rent $363

Max offer price $31,900

Occupancy floor 39%

Sensitivity live

Price	-10% $709	-5% $698	+0% $687	+5% $676	+10% $665
Rent	-10% $590	-5% $638	+0% $687	+5% $736	+10% $785
Rate	-1.0pp $703	-0.5pp $695	base $687	+0.5pp $679	+1.0pp $671

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: $7,975
• Closing costs: $957
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $31,900 Active 109 DOM
2. 2026-06-19
   days on market $31,900 Active 107 DOM
3. 2026-06-18
   days on market $31,900 Active 106 DOM
4. 2026-06-17
   days on market $31,900 Active 105 DOM
5. 2026-06-16
   days on market $31,900 Active 104 DOM
6. 2026-06-15
   days on market $31,900 Active 103 DOM
7. 2026-06-14
   days on market $31,900 Active 101 DOM
8. 2026-06-12
   days on market $31,900 Active 100 DOM
9. 2026-06-09
   days on market $31,900 Active 97 DOM
10. 2026-06-08
    days on market $31,900 Active 96 DOM
11. 2026-06-07
    days on market $31,900 Active 95 DOM
12. 2026-06-05
    days on market $31,900 Active 92 DOM
13. 2026-06-03
    days on market $31,900 Active 91 DOM
14. 2026-06-02
    days on market $31,900 Active 90 DOM
15. 2026-06-01
    days on market $31,900 Active 89 DOM
16. 2026-05-31
    days on market $31,900 Active 88 DOM
17. 2026-05-30
    days on market $31,900 Active 87 DOM
18. 2026-04-30
    price $31,900
19. 2026-03-21
    price $33,900
20. 2026-03-04
    listed $34,900 Active
21. 1982-02-10
    soldstatus $10,000

ⓘ 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 (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,796
• − Mortgage interest: −$1,787
• − Property taxes: −$478
• − Insurance: −$957
• − Repairs & maintenance: −$1,184
• − Management: −$1,184
• − Depreciation: −$928
• Taxable income: $8,279
• Est. tax owed @ 24.0%: −$1,987
• After-tax cash flow: $6,259/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 — South Charleston

• Score: 71/100
• State rank: #58
• US rank: #6993

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment C Housing A+ Health & safety B+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Charleston, WV
• City population: 6,987
• Population (ZIP): 6,987

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 (80%)
• Race & ethnicity: White 80% Two or more races 12% Black 5% Asian 3% Hispanic / Latino 2%
• Common ancestry: Greek 5% Serbian 3% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Other Indo-European 1% 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: ▼ -26.75%
• Current HPI: 207.2001
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+219.0% since first listed

4 events — show timeline

• 2026-04-30 Price Changed $31,900 GVBOR
• 2026-03-21 Price Changed $33,900 GVBOR
• 2026-03-04 Listed $34,900 GVBOR
• 1982-02-10 Sold (Public Records) $10,000 Public Records

Property tax history

+19.1%/yr

Latest (2025): $1,786 · +43.2% YoY. Source: county tax records.