517 Main St · Charleston, WV 25302

$99,900

3 bd · 1.5 ba · 1,464 sqft · SingleFamily public records · 33 Days on market

Built 1917 4,356 sqft lot Est $124k · 20% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• 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

Charleston West Side opportunity at 517 Main Street! This 3-bedroom, 2.5-bath single family offers 1,464 sq ft of living space with recent updates that take the guesswork out of as-is buying. Features include a NEWER FURNACE, NEWER HOT WATER HEATER, and a WALK-OUT BASEMENT with a full bath and half bath — giving you 2.5 baths total, more than nearly any comparable in this price range. Original 1917 character throughout the main level, all public utilities, level lot with paved street and sidewalks. Convenient West Side location with easy access to I-64, downtown Charleston, and Capital High School district. Sold strictly AS-IS — bring your contractor, bring your vision. The base

Key facts

• Newer furnace
• Level lot
• Paved street

Tags

• NEWER FURNACE
• NEWER HOT WATER HEATER
• WALK-OUT BASEMENT
• LEVEL LOT
• PAVED STREET
• SIDEWALKS

Property features AI

Exterior

• Parking: Off-street parking; On-street parking
• Security: Security system; Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single family residence; 2 stories
• Construction: Brick construction
• Exterior features: Porch; Chain link fence; Shingle roof; Level lot; Workshop (outbuilding)

Interior

• Kitchen: Dishwasher; Range; Oven; Refrigerator
• Flooring: Carpet; Wood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Natural gas heating; Hot water heating; Central air; Ceiling fan(s)
• Interior features: Insulated windows; Storm windows; Security system; Smoke detector(s)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $-7 ($-86/yr) — negative.
• To cash-flow at today's rent, offer at most $99k (1.3% below list).
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.7% 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: Mary C. Snow West Side Elementary (math 12% / reading 12%, grade F, #375 of 377 statewide, top 99%, 353 students, 0% FRL); West Side Middle School (math 7% / reading 18%, grade F, #109 of 109 statewide, top 100%, 377 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.
• Zoned-school proficiency averages 20% at this address vs 34% district-wide (-14 pts) — the specific schools serving this property underperform the Kanawha County Schools average; the district grade overstates school quality for this exact location.
• Market conditions: 99 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 $691 of loan paydown is wiped out by about $3k 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

• It's been on market 33 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $40k; list at $100k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1917 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,903 (3.0% 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. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1917 — 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 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: 1.35% ✓
• Cap rate: 11.74%
• Cash-on-cash: 19.45%
• DSCR: 1.87
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $124,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
406 Elm St	0.14mi	3/1.5	1,344 (-8%)	2mo	$150,000	$112	78
711 Hall St	0.25mi	3/1.0	1,364 (-7%)	9mo	$120,000	$88	68
707 Hall St	0.24mi	3/2.0	1,600 (+9%)	7mo	$132,000	$83	66
316 Wyoming St	0.25mi	4/1.0 (+1)	1,600 (+9%)	5mo	$132,000	$83	62
846 Somerset Dr	0.49mi	4/1.5 (+1)	1,415 (-3%)	8mo	$125,000	$88	60
1016 Grant St	0.45mi	3/1.0	1,352 (-8%)	6mo	$20,000	$15	59
923 Main St	0.39mi	3/1.5	1,248 (-15%)	1mo	$138,000	$111	56
54 Hunt Ave	0.54mi	3/2.0	1,368 (-7%)	10mo	$38,500	$28	54
839 Greendale Dr	0.52mi	3/1.5	1,320 (-10%)	9mo	$112,000	$85	52
907 Valley Rd	0.65mi	3/2.0	1,600 (+9%)	5mo	$189,900	$119	48
1207 1st Ave	0.57mi	4/2.0 (+1)	1,632 (+12%)	8mo	$79,900	$49	40
880 Anaconda Ave	0.67mi	3/1.0	1,260 (-14%)	8mo	$92,500	$73	37

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: -16.5%
• Equity multiple: 0.41×
• Total profit: $-16,389
• Equity at exit: $14,895

10-year hold

• IRR: -7.7%
• Equity multiple: 0.51×
• Total profit: $-13,828
• Equity at exit: $8,638

Cash invested: $27,972 (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 25302

• Home prices YoY: -21.8%
• Active inventory: 99
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,344 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$43 /mo · $518/yr
• Insurance: −$42
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $-7

Break-even live

Break-even rent $1,353

Max offer price $98,640

Occupancy floor 96%

Sensitivity live

Price	-10% $49	-5% $21	+0% $-7	+5% $-35	+10% $-64
Rent	-10% $-113	-5% $-60	+0% $-7	+5% $46	+10% $99
Rate	-1.0pp $43	-0.5pp $18	base $-7	+0.5pp $-33	+1.0pp $-59

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-22
   days on market $99,900 Active 33 DOM
2. 2026-06-21
   days on market $99,900 Active 32 DOM
3. 2026-06-19
   days on market $99,900 Active 30 DOM
4. 2026-06-18
   days on market $99,900 Active 29 DOM
5. 2026-06-17
   days on market $99,900 Active 28 DOM
6. 2026-06-16
   days on market $99,900 Active 27 DOM
7. 2026-06-15
   days on market $99,900 Active 26 DOM
8. 2026-06-14
   days on market $99,900 Active 24 DOM
9. 2026-06-12
   days on market $99,900 Active 23 DOM
10. 2026-06-09
    days on market $99,900 Active 20 DOM
11. 2026-06-08
    days on market $99,900 Active 19 DOM
12. 2026-06-07
    days on market $99,900 Active 18 DOM
13. 2026-06-05
    days on market $99,900 Active 15 DOM
14. 2026-06-03
    days on market $99,900 Active 14 DOM
15. 2026-06-02
    days on market $99,900 Active 13 DOM
16. 2026-06-01
    days on market $99,900 Active 12 DOM
17. 2026-05-31
    days on market $99,900 Active 11 DOM
18. 2026-05-30
    days on market $99,900 Active 10 DOM
19. 2026-05-20
    listed $99,900 Active
20. 1994-09-30
    soldstatus $40,000

ⓘ 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: $518 · $43/mo
• Projected year-2 tax: $589 · $49/mo
• Expected delta: +$71/yr (+$6/mo · 13.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,131
• − Mortgage interest: −$5,596
• − Property taxes: −$518
• − Insurance: −$6,024
• − Repairs & maintenance: −$1,290
• − Management: −$1,290
• − Depreciation: −$2,906
• Taxable loss: −$1,494
• Est. tax savings @ 24.0%: +$359
• After-tax cash flow: $273/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
• County: Kanawha County · 33,502 people
• City population: 33,502
• Metro: Charleston, WV
• Population (ZIP): 13,204
• Household income: $55,210
• Rent vs Own: 35.1% rent · 64.9% own
• Severe rent burden: 679.0

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 (75%)
• Race & ethnicity: White 75% Black 14% Two or more races 8% Hispanic / Latino 3% Asian 1%
• Common ancestry: Italian 2% Slovak 2% Iranian 1%
• Foreign-born: 1% · South Korea

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: ▼ -44.83%
• Current HPI: 160.7081
• Rent YoY: —
• Metro: Charleston, WV
• State GDP YoY: —
• F500 in state: 0

Price history

+149.8% since first listed

2 events — show timeline

• 2026-05-20 Listed $99,900 HBRMLS
• 1994-09-30 Sold (Public Records) $40,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $518 · +0.0% YoY. Source: county tax records.