502 William St · Cedar Grove, WV 25039

$65,000

3 bd · 2.0 ba · 1,559 sqft · SingleFamily · 79 Days on market

Built 1910 Average condition 8,276 sqft lot Est $115k · 44% under ↓ 5% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.4/5.0
• Schools +2.9/10.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0

Listing remarks

3-bedroom, 2-bathroom bungalow situated on a spacious fenced triple lot. Some repairs have already been made giving you a jump start on this renovation while still allowing you to choose your final finishes. Recent updates include a new roof, windows, and HVAC. Most of the interior paint has also been completed. Still needed is flooring, interior doors and some exterior siding. The kitchen features oak cabinets with solid surface countertops. Exterior amenities include a covered front porch, covered patio, fenced level yard, storage building and 2-car detached garage. This home offers the perfect opportunity to build sweat equity while many of the larger projects have already been taken car

Key facts

• 8,276 sq ft lot
• 2 garage spots
• Built 1910

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Frame construction with plaster and vinyl siding; Composition/shingle roof; Built on slab (no basement)
• Exterior features: Patio; Porch; Fenced yard

Interior

• Kitchen: Dishwasher; Electric range; Microwave
• Bedrooms: 6 total rooms (bedrooms not specified separately)
• Flooring: Hardwood; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric forced-air heating
• Interior features: Eat-in kitchen; Insulated windows
• Laundry & utility: No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $65k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $417 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#87 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, 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: Cedar Grove Elementary School (math 32% / reading 27%, grade F, #225 of 377 statewide, top 68%, 168 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: 4 active listings in the ZIP; 103 units permitted in Kanawha County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($449 loan paydown + $6k appreciation (10.0% local appreciation)).
• Kanawha County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; major wildfire risk; extreme-heat days projected 8→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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 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?
7. 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.
8. 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.
9. 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: 1.82% ✓
• Cap rate: 15.22%
• Cash-on-cash: 31.86%
• DSCR: 2.42
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $115,366
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
279 Hull Ave	0.17mi	3/1.0	1,512 (-3%)	12mo	$6,500	$4	74
510 S Railway St	0.05mi	3/2.0	1,397 (-10%)	8mo	$150,000	$107	73
2024 Third Ave	0.70mi	2/1.5 (-1)	1,420 (-9%)	11mo	$76,000	$54	36
123 Walnut St	0.73mi	2/1.0 (-1)	1,415 (-9%)	16mo	$105,000	$74	29
303 3rd Ave	0.57mi	2/1.0 (-1)	1,333 (-14%)	16mo	$115,000	$86	27

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 45.1%
• Equity multiple: 4.41×
• Total profit: $62,007
• Equity at exit: $58,557

10-year hold

• IRR: 39.1%
• Equity multiple: 9.89×
• Total profit: $161,841
• Equity at exit: $126,281

Cash invested: $18,200 (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 25039

• Home prices YoY: 7.8%
• Active inventory: 4
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,180 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $417

Break-even live

Break-even rent $653

Max offer price $65,000

Occupancy floor 60%

Sensitivity live

Price	-10% $462	-5% $439	+0% $417	+5% $394	+10% $372
Rent	-10% $324	-5% $370	+0% $417	+5% $463	+10% $510
Rate	-1.0pp $450	-0.5pp $433	base $417	+0.5pp $400	+1.0pp $383

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $65,000 Active 79 DOM
2. 2026-06-19
   days on market $65,000 Active 77 DOM
3. 2026-06-18
   days on market $65,000 Active 76 DOM
4. 2026-06-17
   days on market $65,000 Active 75 DOM
5. 2026-06-16
   days on market $65,000 Active 74 DOM
6. 2026-06-15
   days on market $65,000 Active 73 DOM
7. 2026-06-14
   days on market $65,000 Active 71 DOM
8. 2026-06-12
   days on market $65,000 Active 70 DOM
9. 2026-06-09
   days on market $65,000 Active 67 DOM
10. 2026-06-08
    days on market $65,000 Active 66 DOM
11. 2026-06-07
    days on market $65,000 Active 65 DOM
12. 2026-06-05
    days on market $65,000 Active 62 DOM
13. 2026-06-03
    days on market $65,000 Active 61 DOM
14. 2026-06-02
    days on market $65,000 Active 60 DOM
15. 2026-06-01
    days on market $65,000 Active 59 DOM
16. 2026-05-31
    days on market $65,000 Active 58 DOM
17. 2026-05-30
    days on market $65,000 Active 57 DOM
18. 2026-05-01
    price $85,000
19. 2026-04-02
    listed $89,900 Active

ⓘ 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 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 8 d/yr ≥100°F today · 23 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: $14,164
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$1,122
• − Repairs & maintenance: −$1,133
• − Management: −$1,133
• − Depreciation: −$1,891
• Taxable income: $4,269
• Est. tax owed @ 24.0%: −$1,024
• After-tax cash flow: $3,977/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.

Condition & rehab AI · 13 photos

Average 55/100 Moderate rehab

This 3-bedroom, 2-bathroom bungalow requires moderate renovations, including new flooring, exterior siding, and interior doors, to improve its resale and rental value.

Repairs flagged

• Moderate exterior siding — existing siding appears worn
• Moderate interior doors — existing doors appear worn
• Major flooring — existing hardwood flooring needs refinishing

Value-add opportunities

• Both new flooring — new flooring would improve both resale and rental value
• Both new exterior siding — new siding would improve both resale and rental value
• Both new interior doors — new doors would improve both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · existing siding appears worn	Moderate	$3,000–15,000
interior doors · existing doors appear worn	Moderate	$3,000–15,000
flooring · existing hardwood flooring needs refinishing	Major	$15,000–50,000
Total estimated repair cost · 3 items		$21,000–80,000

Value-add ROI direction

• Both new flooring — new flooring would improve both resale and rental value ↑
• Both new exterior siding — new siding would improve both resale and rental value ↑
• Both new interior doors — new doors would improve both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Cedar Grove

• Score: 67/100
• State rank: #87
• US rank: #10312

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cedar Grove, WV
• Population (ZIP): 684

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 (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Iranian 2% Italian 1% Scotch-Irish 1%
• Languages at home: 99% English-only · Spanish 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: ▲ 11.83%
• Current HPI: 162.7965
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-5.5% since first listed

2 events — show timeline

• 2026-05-01 Price Changed $85,000 KVBOR
• 2026-04-02 Listed $89,900 KVBOR