1515 Grosscup Ave · Dunbar, WV 25064

$35,500

3 bd · 1.0 ba · 1,520 sqft · SingleFamily public records

Built 1931

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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 +3.5/5.0
• 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

Newly renovated home with new roof, insulated windows, flooring, paint (interior and exterior), front and back doors. New kitchen cabinets with solid surface countertop and renovated bathrooms with all new fixtures and vanities. Must see! Call to schedule a viewing.

Key facts

• Built 1931

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $36k.

Deal economics

• At list price, monthly cash flow is $661 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $36k).
• Cap rate 30.5% vs local median 4.2% in Dunbar — 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 70/100 on livability (#62 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; 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: Dunbar Primary Center (297 students, 0% FRL); Dunbar Middle School (math 22% / reading 37%, grade F, #61 of 109 statewide, top 56%, 300 students, 0% FRL); South Charleston High School (math 22% / reading 47%, grade F, #42 of 110 statewide, top 47%, 952 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: 46 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 $245 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $97k (73%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1931 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $35,500

Questions for the listing agent

1. Built in 1931 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 3.50% ✓
• Cap rate: 30.51%
• Cash-on-cash: 86.50%
• DSCR: 4.85
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $167,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
211 19th St	0.21mi	4/2.0 (+1)	1,576 (+4%)	7mo	$225,595	$143	69
1225 Payne Ave	0.43mi	3/2.0	1,420 (-7%)	7mo	$87,000	$61	59
1229 Payne Ave	0.42mi	3/2.0	1,365 (-10%)	2mo	$149,999	$110	58
1605 Dunbar Ave	0.21mi	2/2.0 (-1)	1,320 (-13%)	3mo	$101,000	$77	57
896 Upton Dr	0.59mi	4/1.5 (+1)	1,510 (-1%)	9mo	$240,000	$159	57
109 21st St	0.32mi	3/1.5	1,300 (-14%)	5mo	$172,000	$132	55
538 19th St	0.57mi	3/2.0	1,400 (-8%)	4mo	$74,000	$53	53
107 21st Street St	0.32mi	2/2.0 (-1)	1,358 (-11%)	8mo	$72,100	$53	52
520 22nd St	0.60mi	2/1.0 (-1)	1,400 (-8%)	5mo	$123,000	$88	50
929 Upton Dr	0.71mi	4/2.0 (+1)	1,598 (+5%)	5mo	$235,000	$147	45
1119 Ivywood Ln	0.53mi	3/2.5	1,690 (+11%)	7mo	$262,000	$155	45
712 East Ave	0.70mi	2/1.5 (-1)	1,344 (-12%)	4mo	$115,000	$86	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: 80.0%
• Equity multiple: 4.66×
• Total profit: $36,408
• Equity at exit: $5,293

10-year hold

• IRR: 83.5%
• Equity multiple: 9.67×
• Total profit: $86,172
• Equity at exit: $3,069

Cash invested: $9,940 (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 25064

• Home prices YoY: -14.2%
• Active inventory: 46
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,243 medium
• Mortgage (P&I): −$186
• Tax from tax record: −$64 /mo · $771/yr
• Insurance: −$15
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $661

Break-even live

Break-even rent $406

Max offer price $35,500

Occupancy floor 42%

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: $8,875
• Closing costs: $1,065
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2021-07-23
   soldstatus $139,000
2. 2021-07-22
   soldstatus $139,000 266-char remark

   Show marketing remark (266 chars)

   Newly renovated home with new roof, insulated windows, flooring, paint (interior and exterior), front and back doors. New kitchen cabinets with solid surface countertop and renovated bathrooms with all new fixtures and vanities. Must see! Call to schedule a viewing.

3. 2021-06-03
   listed $132,500 266-char remark

   Show marketing remark (266 chars)

   Newly renovated home with new roof, insulated windows, flooring, paint (interior and exterior), front and back doors. New kitchen cabinets with solid surface countertop and renovated bathrooms with all new fixtures and vanities. Must see! Call to schedule a viewing.

4. 2017-07-14
   historical
5. 2017-03-26
   listed $35,500
6. 2008-05-22
   soldstatus $69,900
7. 2002-08-20
   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: $771 · $64/mo
• Projected year-2 tax: $771 · $64/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 9/10 Extreme FEMA zone X (shaded) · 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: $14,912
• − Mortgage interest: −$1,989
• − Property taxes: −$771
• − Insurance: −$844
• − Repairs & maintenance: −$1,193
• − Management: −$1,193
• − Depreciation: −$1,033
• Taxable income: $7,889
• Est. tax owed @ 24.0%: −$1,893
• After-tax cash flow: $6,038/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 — Dunbar

• Score: 70/100
• State rank: #62
• US rank: #7810

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dunbar, WV
• Population (ZIP): 9,182

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 (72%)
• Race & ethnicity: White 72% Black 16% Two or more races 7% Hispanic / Latino 3% Pacific Islander 2% Asian 1%
• Common ancestry: Serbian 2% Italian 2% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% Tagalog/Filipino 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: ▼ -28.70%
• Current HPI: 172.7534
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+98.6% since first listed

7 events — show timeline

• 2021-07-23 Sold (Public Records) $139,000 Public Records
• 2021-07-22 Sold (MLS) $139,000 KVBOR
• 2021-06-03 Listed $132,500 KVBOR
• 2017-07-14 Delisted — KVBOR
• 2017-03-26 Listed $35,500 KVBOR
• 2008-05-22 Sold (Public Records) $69,900 Public Records
• 2002-08-20 Sold (Public Records) $70,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $771 · +0.0% YoY. Source: county tax records.