9104 Maryland Ave · Marmet, WV 25315

$59,900

2 bd · 1.0 ba · 825 sqft · SingleFamily public records · 54 Days on market

Built 1940 4,792 sqft lot Est $84k · 29% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• Appreciation +4.4/10.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Very cute on level living. Beautiful hardwood floors. Full unfinished basement. Convenient to schools and interstate. Move in ready. Motivated seller.

Key facts

• 4,792 sq ft lot
• Built 1940
• Listed 54 days

Property features AI

Exterior

• Parking: Parking pad
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding
• Exterior features: Front porch; Composition/shingle roof

Interior

• Bedrooms: 5 total rooms (includes bedrooms and living areas)
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Insulated windows; Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($860 rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#68 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: amenities F, commute F, employment D-.
• 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: Chesapeake Elementary School (math 24% / reading 24%, grade F, #287 of 377 statewide, top 85%, 115 students, 0% FRL); East Bank Middle School (math 21% / reading 29%, grade F, #81 of 109 statewide, top 76%, 254 students, 0% FRL); Riverside High School (math 17% / reading 47%, grade F, #55 of 110 statewide, top 59%, 1,220 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: 7 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 (-1.2%/yr); year-one equity from $414 of loan paydown is wiped out by about $709 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 (-1.2% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $20k (25%) 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; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 8→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $58,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.44% ✓
• Cap rate: 12.03%
• Cash-on-cash: 20.49%
• DSCR: 1.91
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $84,150
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
218 95th Street St	0.17mi	2/1.0	940 (+14%)	5mo	$95,800	$102	65

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.0%
• Equity multiple: 1.58×
• Total profit: $9,734
• Equity at exit: $13,932

10-year hold

• IRR: 19.2%
• Equity multiple: 2.90×
• Total profit: $31,923
• Equity at exit: $14,186

Cash invested: $16,772 (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 25315

• Home prices YoY: -0.7%
• Active inventory: 7
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $860 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$54 /mo · $650/yr
• Insurance: −$25
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $231

Break-even live

Break-even rent $568

Max offer price $59,900

Occupancy floor 68%

Sensitivity live

Price	-10% $265	-5% $248	+0% $231	+5% $214	+10% $197
Rent	-10% $163	-5% $197	+0% $231	+5% $265	+10% $299
Rate	-1.0pp $261	-0.5pp $246	base $231	+0.5pp $215	+1.0pp $200

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-16
   status $59,900 Pending 54 DOM
2. 2026-06-15
   days on market $59,900 Active 54 DOM
3. 2026-06-14
   days on market $59,900 Active 52 DOM
4. 2026-06-12
   days on market $59,900 Active 51 DOM
5. 2026-06-09
   days on market $59,900 Active 48 DOM
6. 2026-06-08
   days on market $59,900 Active 47 DOM
7. 2026-06-07
   days on market $59,900 Active 46 DOM
8. 2026-06-05
   days on market $59,900 Active 43 DOM
9. 2026-06-03
   days on market $59,900 Active 42 DOM
10. 2026-06-02
    days on market $59,900 Active 41 DOM
11. 2026-06-01
    days on market $59,900 Active 40 DOM
12. 2026-05-31
    days on market $59,900 Active 39 DOM
13. 2026-05-30
    days on market $59,900 Active 38 DOM
14. 2026-05-21
    price $59,900
15. 2026-04-20
    listed $79,900 Active
16. 2025-09-29
    price $94,000
17. 2025-09-02
    price $100,000
18. 2025-08-18
    listed $107,500 Active
19. 2022-11-30
    soldstatus $79,000
20. 2022-11-23
    soldstatus $79,000 150-char remark

    Show marketing remark (150 chars)

    Very cute on level living. Beautiful hardwood floors. Full unfinished basement. Convenient to schools and interstate. Move in ready. Motivated seller.

21. 2022-09-12
    listed $79,900 150-char remark

    Show marketing remark (150 chars)

    Very cute on level living. Beautiful hardwood floors. Full unfinished basement. Convenient to schools and interstate. Move in ready. Motivated seller.

22. 2003-04-10
    soldstatus $42,000

ⓘ 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: $650 · $54/mo
• Projected year-2 tax: $650 · $54/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 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 8 d/yr ≥100°F today · 21 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: $10,323
• − Mortgage interest: −$3,355
• − Property taxes: −$650
• − Insurance: −$966
• − Repairs & maintenance: −$826
• − Management: −$826
• − Depreciation: −$1,743
• Taxable income: $1,958
• Est. tax owed @ 24.0%: −$470
• After-tax cash flow: $2,301/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 — Marmet

• Score: 69/100
• State rank: #68
• US rank: #8300

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marmet, WV
• Population (ZIP): 3,227

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 (93%)
• Race & ethnicity: White 93% Two or more races 5% Black 2%
• Common ancestry: Slovak 1% Iranian 1% Lithuanian 1%
• Foreign-born: 0%

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: ▼ -1.18%
• Current HPI: 165.0619
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+42.6% since first listed

9 events — show timeline

• 2026-05-21 Price Changed $59,900 KVBOR
• 2026-04-20 Listed $79,900 KVBOR
• 2025-09-29 Price Changed $94,000 KVBOR
• 2025-09-02 Price Changed $100,000 KVBOR
• 2025-08-18 Listed $107,500 KVBOR
• 2022-11-30 Sold (Public Records) $79,000 Public Records
• 2022-11-23 Sold (MLS) $79,000 KVBOR
• 2022-09-12 Listed $79,900 KVBOR
• 2003-04-10 Sold (Public Records) $42,000 Public Records

Property tax history

-1.6%/yr

Latest (2025): $650 · -1.1% YoY. Source: county tax records.