6907 Heritage Dr · Sissonville, WV 25312

$98,000

2 bd · 1.5 ba · 2,184 sqft · SingleFamily public records · 14 Days on market

Built 1969 9,148 sqft lot $22/mo HOA · 2% of rent ↓ 29% since listing

---

Why this score? — see what drove the C- 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 +18.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• DSCR +5.7/10.0
• Appreciation +4.5/10.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Covered patio
• Cozy fireplace
• One level living

Tags

• ONE LEVEL LIVING
• PARTIALLY FINISHED BASEMENT
• LARGE RECREATION ROOM
• COZY FIREPLACE
• COVERED PATIO
• ABUNDANT STORAGE SPACE

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $260 (about $21.67/month)

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Ranch-style residential; Single-story
• Construction: Brick, frame and plaster construction; Composition shingle roof
• Exterior features: Patio

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Heat pump heating; Heat pump cooling
• Interior features: Storm windows; Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $85 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Cap rate 7.3% vs local median 4.1% in Sissonville — 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 62/100 on livability (#183 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: Flinn Elementary School (math 32% / reading 32%, grade F, #191 of 377 statewide, top 56%, 439 students, 0% FRL); Sissonville Middle School (math 33% / reading 45%, grade F, #21 of 109 statewide, top 19%, 541 students, 0% FRL); Sissonville High School (math 17% / reading 42%, grade F, #69 of 110 statewide, top 71%, 563 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: 40 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 (-1.0%/yr); year-one equity from $678 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.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y 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.

Risks & watch-outs

• Climate carrying-cost: major wildfire 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 $98,000

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.09% ✓
• Cap rate: 7.33%
• Cash-on-cash: 3.71%
• DSCR: 1.17
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $262,080
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7003 Valley Brook Dr	0.11mi	3/2.5 (+1)	2,246 (+3%)	7mo	$269,405	$120	75
2015 Cloverfield Ln	0.07mi	3/1.5 (+1)	2,012 (-8%)	22mo	$272,500	$135	60
7018 Kanawha Farm Cir	0.19mi	3/2.5 (+1)	1,925 (-12%)	8mo	$197,000	$102	55

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

Projected returns pro-forma

-1.04% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.7%
• Equity multiple: 0.92×
• Total profit: $-2,082
• Equity at exit: $23,464

10-year hold

• IRR: 5.1%
• Equity multiple: 1.48×
• Total profit: $13,224
• Equity at exit: $24,476

Cash invested: $27,440 (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 25312

• Home prices YoY: -0.5%
• Active inventory: 40
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,070 medium
• Mortgage (P&I): −$514
• Tax from tax record: −$184 /mo · $2,206/yr
• Insurance: −$41
• HOA: −$22
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $85

Break-even live

Break-even rent $963

Max offer price $98,000

Occupancy floor 87%

Sensitivity live

Price	-10% $140	-5% $113	+0% $85	+5% $57	+10% $29
Rent	-10% $0	-5% $43	+0% $85	+5% $127	+10% $169
Rate	-1.0pp $134	-0.5pp $110	base $85	+0.5pp $60	+1.0pp $34

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $22 · $264/yr

Listing history 4 events

1. 2026-05-12
   status Pending
2. 2026-04-24
   listed $98,000 Active
3. 2021-05-18
   listed $147,000
4. 2019-09-21
   listed $138,900

ⓘ 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: $2,206 · $184/mo
• Projected year-2 tax: $2,206 · $184/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥100°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: $12,843
• − Mortgage interest: −$5,490
• − Property taxes: −$2,206
• − Insurance: −$490
• − Repairs & maintenance: −$1,027
• − Management: −$1,027
• − HOA: −$264
• − Depreciation: −$2,851
• Taxable loss: −$512
• Est. tax savings @ 24.0%: +$123
• After-tax cash flow: $1,142/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 — Sissonville

• Score: 62/100
• State rank: #183
• US rank: #16829

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: Sissonville, WV
• Population (ZIP): 10,089

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 (96%)
• Race & ethnicity: White 96% Two or more races 1%
• Common ancestry: Slovak 2% Iranian 1% Serbian 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: ▼ -1.04%
• Current HPI: 205.2853
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-29.4% since first listed

4 events — show timeline

• 2026-05-12 Pending — KVBOR
• 2026-04-24 Listed $98,000 KVBOR
• 2021-05-18 Listed $147,000 KVBOR
• 2019-09-21 Listed $138,900 KVBOR

Property tax history

+8.4%/yr

Latest (2025): $2,206 · -1.2% YoY. Source: county tax records.