840 S Park Rd · Charleston, WV 25304

$39,500

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 72 Days on market

Built 1900 8,276 sqft lot

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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 +4.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2-bedroom, 1-bath bungalow features a living room, dining room, kitchen. Located in a high-demand area with convenient access to amenities and highways. It presents an excellent opportunity for cash flow or value-add improvements. Priced for a quick investor acquisition- perfect for a flip or long-term rental.

Key facts

• Kitchen
• Living room
• Convenient access

Tags

• LIVING ROOM
• DINING ROOM
• KITCHEN
• HIGH-DEMAND AREA
• CONVENIENT ACCESS
• CASH FLOW

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-story
• Construction: Vinyl siding; Metal roof
• Exterior features: Deck; Lot size approximately 0.19 acres

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Total of 5 rooms; No basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $322 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($864 rent vs $40k).
• Recommended offer: $37k (6.0% below list) — sets the bar for market timing.
• Cap rate 18.1% vs local median 3.8% in 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 85/100 on livability (#3 in WV, #524 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime 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: Kanawha City Elementary School (math 32% / reading 27%, grade F, #225 of 377 statewide, top 68%, 242 students, 0% FRL); Horace Mann Middle School (math 35% / reading 42%, grade F, #23 of 109 statewide, top 21%, 399 students, 0% FRL); Capital High School (math 22% / reading 52%, grade F, #32 of 110 statewide, top 34%, 1,086 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 $273 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($37k) is reasonable based on typical stale-listing flexibility.
• 5 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 $14k; list at $40k implies a 182% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $37,130 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 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 1900 — 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.19% ✓
• Cap rate: 18.11%
• Cash-on-cash: 42.20%
• DSCR: 2.88
• GRM: 3.8

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: 30.6%
• Equity multiple: 2.28×
• Total profit: $14,205
• Equity at exit: $5,890

10-year hold

• IRR: 37.9%
• Equity multiple: 4.53×
• Total profit: $39,088
• Equity at exit: $3,415

Cash invested: $11,060 (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 25304

• Home prices YoY: -20.8%
• Active inventory: 50
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $864 medium
• Mortgage (P&I): −$207
• Tax from tax record: −$70 /mo · $844/yr
• Insurance: −$16
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $322

Break-even live

Break-even rent $456

Max offer price $39,500

Occupancy floor 58%

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: $9,875
• Closing costs: $1,185
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   remarks 316-char remark
2. 2026-06-18
   listing id $39,500 Active 72 DOM
3. 2026-06-18
   days on market $39,500 Active 72 DOM
4. 2026-06-17
   days on market $39,500 Active 71 DOM
5. 2026-06-16
   days on market $39,500 Active 70 DOM
6. 2026-06-15
   days on market $39,500 Active 69 DOM
7. 2026-06-14
   days on market $39,500 Active 67 DOM
8. 2026-06-12
   days on market $39,500 Active 66 DOM
9. 2026-06-09
   days on market $39,500 Active 63 DOM
10. 2026-06-08
    days on market $39,500 Active 62 DOM
11. 2026-06-07
    days on market $39,500 Active 61 DOM
12. 2026-06-05
    days on market $39,500 Active 58 DOM
13. 2026-06-03
    days on market $39,500 Active 57 DOM
14. 2026-06-02
    days on market $39,500 Active 56 DOM
15. 2026-06-01
    days on market $39,500 Active 55 DOM
16. 2026-05-31
    days on market $39,500 Active 54 DOM
17. 2026-05-30
    days on market $39,500 Active 53 DOM
18. 2026-04-07
    listed $39,500 Active

    Show marketing remark (316 chars)

    This 2-bedroom, 1-bath bungalow features a living room, dining room, kitchen. Located in a high-demand area with convenient access to amenities and highways. It presents an excellent opportunity for cash flow or value-add improvements. Priced for a quick investor acquisition- perfect for a flip or long-term rental.

19. 2026-04-07
    listed $39,500 Active 316-char remark

    Show marketing remark (316 chars)

    This 2-bedroom, 1-bath bungalow features a living room, dining room, kitchen. Located in a high-demand area with convenient access to amenities and highways. It presents an excellent opportunity for cash flow or value-add improvements. Priced for a quick investor acquisition- perfect for a flip or long-term rental.

20. 2019-01-30
    listed $14,900
21. 2017-12-06
    listed $55,000
22. 2017-05-22
    listed $58,900
23. 1994-07-05
    soldstatus $14,000

ⓘ 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: $844 · $70/mo
• Projected year-2 tax: $844 · $70/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 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°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: $10,372
• − Mortgage interest: −$2,213
• − Property taxes: −$844
• − Insurance: −$995
• − Repairs & maintenance: −$830
• − Management: −$830
• − Depreciation: −$1,149
• Taxable income: $3,512
• Est. tax owed @ 24.0%: −$843
• After-tax cash flow: $3,027/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 — Charleston

• Score: 85/100
• State rank: #3
• US rank: #524

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Charleston, WV
• City population: 33,502
• Population (ZIP): 8,480

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 (82%)
• Race & ethnicity: White 82% Black 10% Two or more races 5% Asian 3% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Italian 2% Serbian 2%
• Foreign-born: 7% · Canada
• Languages at home: 92% English-only · Arabic 4% Spanish 2% Other Asian/Pacific 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: ▼ -45.96%
• Current HPI: 175.5065
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+182.1% since first listed

6 events — show timeline

• 2026-04-07 Listed $39,500 KVBOR
• 2026-04-07 Listed $39,500 HBRMLS
• 2019-01-30 Listed $14,900 KVBOR
• 2017-12-06 Listed $55,000 KVBOR
• 2017-05-22 Listed $58,900 KVBOR
• 1994-07-05 Sold (Public Records) $14,000 Public Records

Property tax history

+30.0%/yr

Latest (2025): $844 · +0.0% YoY. Source: county tax records.