929 Park St · St. Albans, WV 25177

$150,000

3 bd · 1.5 ba · 1,226 sqft · SingleFamily public records · 3 Days on market

Built 1956 5,663 sqft lot Est $161k · 7% under

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Why this score? — see what drove the D 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 +12.9/30.0
• ARV discount +10.5/15.0
• DSCR +3.8/10.0
• Schools +2.9/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming ranch-style home located in Saint Albans featuring hardwood floors throughout and a warm, inviting layout. This 3-bedroom, 1-bath home offers a spacious primary bedroom, an updated full bath, and a cozy kitchen perfect for everyday living. The fully finished basement provides additional living space ready for your personal touches. Outside, enjoy a large backyard and a driveway leading to the one-car attached garage. A must-see home with character throughout!

Key facts

• Driveway
• Updated full bath
• Large backyard

Tags

• HARDWOOD FLOORS
• UPDATED FULL BATH
• FULLY FINISHED BASEMENT
• LARGE BACKYARD
• DRIVEWAY

Property features AI

Finance

• Other: Residential property
• Financial info: No investor or income/expense details provided
• HOA & community: No HOA information provided

Exterior

• Parking: Attached garage (1 car)
• Security: No security features provided
• Utilities: Public water; Public sewer
• Home design: Single family residence; 1 story
• Construction: Frame construction
• Exterior features: Composition shingle roof

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: 8 total rooms (bedroom count not specified)
• Flooring: Hardwood; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Insulated windows; Full basement
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-12 ($-145/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (1.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (22.4% below list).
• Recommended offer: $116k (22.4% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.9% in St. Albans — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: Alban Elementary School (math 32% / reading 37%, grade F, #148 of 377 statewide, top 49%, 253 students, 0% FRL); Mckinley Middle School (math 24% / reading 36%, grade F, #58 of 109 statewide, top 55%, 303 students, 0% FRL); Saint Albans High School (math 32% / reading 57%, grade F, #11 of 110 statewide, top 11%, 993 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: 116 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 $1k 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.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $70k; list at $150k implies a 114% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,430 (22.4% below list)

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 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.78% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.35%
• DSCR: 0.98
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $160,606
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
601 Spring St	0.37mi	3/1.5	1,244 (+2%)	1mo	$183,973	$148	80
1000 Elm St	0.09mi	2/2.0 (-1)	1,109 (-10%)	2mo	$116,500	$105	71
704 Cunningham St	0.49mi	2/1.0 (-1)	1,180 (-4%)	1mo	$155,000	$131	63
507 Abney Street St	0.43mi	3/1.0	1,172 (-4%)	11mo	$160,000	$137	62
120 Boone St	0.58mi	3/1.5	1,280 (+4%)	7mo	$189,000	$148	60
1804 Adams Ave	0.59mi	3/2.0	1,296 (+6%)	7mo	$144,000	$111	55
816 7th Ave	0.29mi	3/1.0	1,408 (+15%)	7mo	$139,900	$99	54
434 Weimer Ave	0.36mi	4/1.5 (+1)	1,400 (+14%)	6mo	$73,500	$53	49
1924 Lincoln Ave	0.60mi	3/1.5	1,373 (+12%)	10mo	$210,000	$153	44
71 Maple Ln	0.56mi	2/1.0 (-1)	1,092 (-11%)	6mo	$130,900	$120	43
1911 Washington Ave	0.56mi	2/1.5 (-1)	1,066 (-13%)	10mo	$165,000	$155	38
2005 Grant Ave	0.74mi	3/2.0	1,043 (-15%)	3mo	$135,275	$130	36

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: -16.9%
• Equity multiple: 0.40×
• Total profit: $-25,125
• Equity at exit: $22,365

10-year hold

• IRR: -8.9%
• Equity multiple: 0.45×
• Total profit: $-23,063
• Equity at exit: $12,969

Cash invested: $42,000 (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 25177

• Home prices YoY: -16.6%
• Active inventory: 116
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,164 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$83 /mo · $994/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $-12

Break-even live

Break-even rent $1,180

Max offer price $147,858

Occupancy floor 96%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-18
   status Pending
2. 2026-05-15
   listed $150,000 Active
3. 2011-01-18
   soldstatus $70,000

ⓘ 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: $994 · $83/mo
• Projected year-2 tax: $994 · $83/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 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,972
• − Mortgage interest: −$8,402
• − Property taxes: −$994
• − Insurance: −$750
• − Repairs & maintenance: −$1,118
• − Management: −$1,118
• − Depreciation: −$4,364
• Taxable loss: −$2,773
• Est. tax savings @ 24.0%: +$666
• After-tax cash flow: $520/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 — St. Albans

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Albans, WV
• Population (ZIP): 23,211

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 (89%)
• Race & ethnicity: White 89% Two or more races 5% Black 5% Hispanic / Latino 1%
• Common ancestry: Serbian 2% Italian 2% Slovak 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: ▼ -36.96%
• Current HPI: 185.502
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+114.3% since first listed

3 events — show timeline

• 2026-05-18 Pending — KVBOR
• 2026-05-15 Listed $150,000 KVBOR
• 2011-01-18 Sold (Public Records) $70,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $994 · +0.0% YoY. Source: county tax records.