211 4th Ave · South Charleston, WV 25303

$400,000

None bd · None ba · 5,980 sqft · Townhouse · 10 Days on market

Built 1960 9,583 sqft lot

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Why this score? — see what drove the F 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).

• 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
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

This is a level site with parking at the rear for 8 vehicles and plentiful street parking. It is zoned R-0, Residential Office District. The building is a two-story apartment building that was constructed circa 1960 with 6 two bed/one bath units that have undergone periodic renovations and have been proactively maintained. There is an unfinished lower level with washer/dryer hookups and storage available to the tenants. Historical information exhibits strong occupancy of 96% in 2025 and current rents average $722.50 per month. Tenants are responsible for their own utility services and the landlord covers garbage service.

Key facts

• Zoned r-0
• Washer dryer hookups
• Storage available

Tags

• ZONED R-0
• TWO-STORY APARTMENT BUILDING
• WASHER DRYER HOOKUPS
• STORAGE AVAILABLE

Property features AI

Exterior

• Parking: Off-street parking; On-street parking
• Utilities: Public water; Public sewer
• Home design: Residential income property; Apartment building
• Construction: Brick construction
• Exterior features: Composition/shingle roof; Lot zoned R-O; Lot dimensions approximately 75 x 75 x 130 x 130

Interior

• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a townhouse listed at $400k.

Deal economics

• At list price, monthly cash flow is $-3k ($-33k/yr) — negative.
• Rent doesn't cover operating costs at any purchase price — skip.
• Cap rate -1.7% vs local median 4.8% in South Charleston — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: crime F, 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: Bridgeview Elementary School (math 22% / reading 17%, grade F, #350 of 377 statewide, top 95%, 421 students, 0% FRL); South Charleston High School (math 22% / reading 47%, grade F, #42 of 110 statewide, top 47%, 952 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: 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 $3k of loan paydown is wiped out by about $12k 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.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $160k; list at $400k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1960 — 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 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?
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: 0.00% ✗
• Cap rate: -1.70%
• Cash-on-cash: -28.54%
• DSCR: -0.27
• GRM: 0.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -85.5%
• Equity multiple: -1.13×
• Total profit: $-238,031
• Equity at exit: $59,641

10-year hold

• IRR: —
• Equity multiple: -2.84×
• Total profit: $-430,390
• Equity at exit: $34,585

Cash invested: $112,000 (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 25303

• Home prices YoY: -11.4%
• Active inventory: 50

Monthly cashflow live

• Estimated rent: $0 none
• Mortgage (P&I): −$2,098
• Tax from tax record: −$399 /mo · $4,792/yr
• Insurance: −$167
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$0
• Net cashflow: $-2,719

Break-even live

Break-even rent $3,442

Max offer price —

Occupancy floor —

Sensitivity live

Price	-10% $-2,493	-5% $-2,606	+0% $-2,719	+5% $-2,832	+10% $-2,946
Rent	-10% $-2,719	-5% $-2,719	+0% $-2,719	+5% $-2,719	+10% $-2,719
Rate	-1.0pp $-2,518	-0.5pp $-2,617	base $-2,719	+0.5pp $-2,823	+1.0pp $-2,928

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: $100,000
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-18
   status $400,000 Pending 10 DOM
2. 2026-06-18
   days on market $400,000 Active 10 DOM
3. 2026-06-17
   days on market $400,000 Active 9 DOM
4. 2026-06-16
   days on market $400,000 Active 8 DOM
5. 2026-06-15
   days on market $400,000 Active 7 DOM
6. 2026-06-14
   days on market $400,000 Active 5 DOM
7. 2026-06-12
   days on market $400,000 Active 4 DOM
8. 2026-06-09
   remarks 628-char remark
9. 2026-06-09
   listed $400,000 Active 1 DOM

ⓘ 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: $4,792 · $399/mo
• Projected year-2 tax: $4,792 · $399/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) · 79% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥101°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: $0
• − Mortgage interest: −$22,406
• − Property taxes: −$4,792
• − Insurance: −$2,666
• − Repairs & maintenance: −$0
• − Management: −$0
• − Depreciation: −$11,636
• Taxable loss: −$41,501
• Est. tax savings @ 24.0%: +$9,960
• After-tax cash flow: $-22,670/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

+150.0% since first listed

3 events — show timeline

• 2026-06-08 Listed $400,000 KVBOR
• 2017-02-06 Listed $199,996 KVBOR
• 1986-03-11 Sold (Public Records) $160,000 Public Records

Property tax history

+5.9%/yr

Latest (2025): $4,792 · +0.0% YoY. Source: county tax records.