4902 Raven Dr · Rand, WV 25306

$43,000

4 bd · 2.0 ba · 1,760 sqft · MultiFamily public records · 17 Days on market

Built 1974 ↓ 34% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +4.4/5.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Excellent investment opportunity just minutes from downtown Charleston! Each side of this duplex offers 2 bedrooms, 1 full bath, spacious living areas, and private laundry hookups. One unit also features a separate dining space. Recent improvements have already been completed, making this property ready for its next owner. New roof installed on the entire duplex along with updated electrical and plumbing. Corner lot with convenient off-street parking. Property is ideal for investors looking to add to their portfolio or for an owner-occupant seeking rental income potential. Conventional, cash, or rehab financing only. Property being sold as-is.

Key facts

• Updated electrical
• New roof
• Corner lot

Tags

• PRIVATE LAUNDRY HOOKUPS
• SEPARATE DINING SPACE
• NEW ROOF
• UPDATED ELECTRICAL
• UPDATED PLUMBING
• CORNER LOT

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water
• Home design: Duplex (residential income property)
• Construction: Block construction; Composition/Shingle roof
• Exterior features: Waterfront lot; Has a view

Interior

• Heating & cooling: Has heating (other type); Window Unit(s) for cooling
• Interior features: Window cooling units; No basement; Waterfront view
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $43k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive. Per door: $926/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $43k).
• Recommended offer: $42k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#138 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: commute D+, amenities F, health & safety 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: Malden Elementary School (math 22% / reading 17%, grade F, #350 of 377 statewide, top 95%, 152 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: Rents rising fast (+7.6%/yr); 24 active listings in the ZIP; 103 units permitted in Kanawha County in 2024 (0 in 5+ unit buildings).
• At $2,773/mo this rent would consume 46% of the median local household income ($72k/yr) (locally 124% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $2k of equity ($297 loan paydown + $2k appreciation (4.0% 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 (4.0% appreciation + 7.6% rent growth), your $12k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($42k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 8→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $42,355 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 6.45% ✓
• Cap rate: 59.85%
• Cash-on-cash: 191.28%
• DSCR: 9.51
• GRM: 1.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.99% appreciation · 7.59% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 12.54×
• Total profit: $138,944
• Equity at exit: $21,776

10-year hold

• IRR: —
• Equity multiple: 30.16×
• Total profit: $351,058
• Equity at exit: $35,597

Cash invested: $12,040 (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 25306

• Home prices YoY: 2.1%
• Rents YoY: 7.6%
• Active inventory: 24
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $2,773 medium
• Mortgage (P&I): −$225
• Tax from tax record: −$28 /mo · $336/yr
• Insurance: −$18
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$582
• Net cashflow: $1,853

Break-even live

Break-even rent $428

Max offer price $43,000

Occupancy floor 28%

Sensitivity live

Price	-10% $1,877	-5% $1,865	+0% $1,853	+5% $1,841	+10% $1,828
Rent	-10% $1,634	-5% $1,743	+0% $1,853	+5% $1,962	+10% $2,072
Rate	-1.0pp $1,874	-0.5pp $1,864	base $1,853	+0.5pp $1,842	+1.0pp $1,830

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,774
Total (2 units)			$2,773

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: $10,750
• Closing costs: $1,290
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-12
   statusdays on market $43,000 Pending 17 DOM
2. 2026-06-09
   days on market $43,000 Active 14 DOM
3. 2026-06-08
   days on market $43,000 Active 13 DOM
4. 2026-06-07
   days on market $43,000 Active 12 DOM
5. 2026-06-05
   days on market $43,000 Active 9 DOM
6. 2026-06-03
   days on market $43,000 Active 8 DOM
7. 2026-06-02
   days on market $43,000 Active 7 DOM
8. 2026-06-01
   days on market $43,000 Active 6 DOM
9. 2026-05-31
   days on market $43,000 Active 5 DOM
10. 2026-05-30
    days on market $43,000 Active 4 DOM
11. 2026-05-21
    listed $43,000 Active
12. 2026-04-17
    price $42,000
13. 2026-03-09
    price $50,000
14. 2026-02-27
    price $59,900
15. 2026-01-06
    listed $65,000 Active

ⓘ 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: $336 · $28/mo
• Projected year-2 tax: $336 · $28/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 (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 8 d/yr ≥100°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: $33,276
• − Mortgage interest: −$2,409
• − Property taxes: −$336
• − Insurance: −$1,012
• − Repairs & maintenance: −$2,662
• − Management: −$2,662
• − Depreciation: −$1,251
• Taxable income: $22,943
• Est. tax owed @ 24.0%: −$5,506
• After-tax cash flow: $16,727/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 — Rand

• Score: 64/100
• State rank: #138
• US rank: #13922

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rand, WV
• County: Kanawha County · 33,502 people
• Metro: Charleston, WV
• Population (ZIP): 6,040
• Household income: $71,654
• Rent vs Own: 32.4% rent · 67.6% own
• Severe rent burden: 124.0

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 (86%)
• Race & ethnicity: White 86% Black 6% Hispanic / Latino 3% Two or more races 3% Asian 3%
• Common ancestry: Italian 4% Slovak 3% Iranian 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Other Asian/Pacific 1% Other Indo-European 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: ▲ 3.99%
• Current HPI: 195.9623
• Rent YoY: ▲ 7.59%
• Metro: Charleston, WV
• State GDP YoY: —
• F500 in state: 0

Price history

-33.8% since first listed

5 events — show timeline

• 2026-05-21 Listed $43,000 KVBOR
• 2026-04-17 Price Changed $42,000 KVBOR
• 2026-03-09 Price Changed $50,000 KVBOR
• 2026-02-27 Price Changed $59,900 KVBOR
• 2026-01-06 Listed $65,000 KVBOR

Property tax history

-0.5%/yr

Latest (2025): $336 · -2.0% YoY. Source: county tax records.