1620 Red Oak St · Charleston, WV 25387

$25,000

2 bd · 1.0 ba · 912 sqft · SingleFamily public records · 143 Days on market

Built 1920 6,098 sqft lot Est $37k · 33% under ↓ 38% since listing

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Why this score? — see what drove the A- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.2/5.0
• Appreciation +3.6/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Investor Special-a ranch home with endless potential! Unlock the value in this charming ranch-style property. With solid bones and classic design, this home is the perfect canvas for a renovation or redevelopment project. Ideal for for fix-and-flip or long term rental investment. Property features a 6 year old roof, new 20 amp electric, new wiring and plumbing redone 6 years ago. Property features a spacious lot and functional layout ready for your own updates. Close to major highways, public transit, and local amenities. Don't miss this opportunity to add value and maximize returns. Property is SOLD AS IS. If purchased with the other property at 1619 Livingston Avenue, Charleston WV 25387

Key facts

• New plumbing
• New wiring
• 6 year old roof

Tags

• 6 YEAR OLD ROOF
• NEW 20 AMP ELECTRIC
• NEW WIRING
• NEW PLUMBING
• SPACIOUS LOT
• FUNCTIONAL LAYOUT

Property features AI

Finance

• Other: Lot size approximately 0.14 acres

Exterior

• Parking: Other parking
• Utilities: Public water; Public sewer
• Home design: Single-story ranch residence; Frame construction
• Construction: Frame construction; Composition/shingle roof; No basement
• Exterior features: Front porch

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 4 total rooms (includes bedrooms and other rooms)
• Flooring: Hardwood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating (type: other); Has cooling (type: other)
• Interior features: Electric range; Refrigerator

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $529 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($931 rent vs $25k).
• Recommended offer: $22k (12.0% below list) — sets the bar for market timing.
• Cap rate 31.7% 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: 24 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 (-2.8%/yr); year-one equity from $173 of loan paydown is wiped out by about $700 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 (-2.8% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• 4 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: property tax is 3.1% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $22,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 3.72% ✓
• Cap rate: 31.67%
• Cash-on-cash: 90.64%
• DSCR: 5.03
• GRM: 2.2

CMA / ARV

• ARV (on-the-fly): $37,392
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1419 Red Oak St	0.26mi	1/1.0 (-1)	855 (-6%)	8mo	$33,500	$39	65
920 Hendrix Ave	0.21mi	2/1.0	980 (+8%)	20mo	$26,500	$27	61
721 Garvin Ave	0.65mi	3/1.0 (+1)	954 (+5%)	5mo	$60,000	$63	53
1198 Livingston Ave	0.47mi	2/1.0	968 (+6%)	22mo	$75,000	$77	49
1406 First Ave	0.66mi	2/1.0	1,020 (+12%)	11mo	$104,900	$103	40
816 Hannah Dr	0.63mi	2/1.0	795 (-13%)	11mo	$19,500	$25	40
918 Hunt Ave	0.56mi	2/1.0	780 (-14%)	22mo	$32,000	$41	32

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

Projected returns pro-forma

-2.8% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 91.5%
• Equity multiple: 5.27×
• Total profit: $29,871
• Equity at exit: $3,952

10-year hold

• IRR: 94.3%
• Equity multiple: 10.96×
• Total profit: $69,698
• Equity at exit: $2,549

Cash invested: $7,000 (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 25387

• Home prices YoY: -1.3%
• Active inventory: 24
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $931 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$65 /mo · $780/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $529

Break-even live

Break-even rent $261

Max offer price $25,000

Occupancy floor 38%

Sensitivity live

Price	-10% $543	-5% $536	+0% $529	+5% $522	+10% $515
Rent	-10% $455	-5% $492	+0% $529	+5% $566	+10% $602
Rate	-1.0pp $541	-0.5pp $535	base $529	+0.5pp $522	+1.0pp $516

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $25,000 Active 143 DOM
2. 2026-06-18
   days on market $25,000 Active 142 DOM
3. 2026-06-17
   days on market $25,000 Active 141 DOM
4. 2026-06-16
   days on market $25,000 Active 140 DOM
5. 2026-06-15
   days on market $25,000 Active 139 DOM
6. 2026-06-14
   days on market $25,000 Active 137 DOM
7. 2026-06-12
   days on market $25,000 Active 136 DOM
8. 2026-06-09
   days on market $25,000 Active 133 DOM
9. 2026-06-08
   days on market $25,000 Active 132 DOM
10. 2026-06-07
    days on market $25,000 Active 131 DOM
11. 2026-06-05
    days on market $25,000 Active 128 DOM
12. 2026-06-03
    days on market $25,000 Active 127 DOM
13. 2026-06-02
    days on market $25,000 Active 126 DOM
14. 2026-06-01
    days on market $25,000 Active 125 DOM
15. 2026-05-31
    days on market $25,000 Active 124 DOM
16. 2026-05-30
    days on market $25,000 Active 123 DOM
17. 2026-03-28
    status Active
18. 2026-03-15
    status Pending
19. 2026-01-15
    listed $25,000 Active
20. 2026-01-01
    status Active
21. 2025-10-04
    status Pending
22. 2025-09-23
    price $25,000
23. 2025-09-02
    price $34,000
24. 2025-07-02
    price $39,000
25. 2025-05-14
    listed $40,000 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: $780 · $65/mo
• Projected year-2 tax: $780 · $65/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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥101°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: $11,169
• − Mortgage interest: −$1,400
• − Property taxes: −$780
• − Insurance: −$125
• − Repairs & maintenance: −$893
• − Management: −$893
• − Depreciation: −$727
• Taxable income: $6,349
• Est. tax owed @ 24.0%: −$1,524
• After-tax cash flow: $4,821/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): 5,173

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 (69%)
• Race & ethnicity: White 69% Black 15% Two or more races 14% Hispanic / Latino 1%
• Common ancestry: Iranian 2% Serbian 2% Slovak 1%
• Foreign-born: 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: ▼ -2.80%
• Current HPI: 212.6658
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-37.5% since first listed

9 events — show timeline

• 2026-03-28 Relisted — KVBOR
• 2026-03-15 Pending — KVBOR
• 2026-01-15 Listed $25,000 KVBOR
• 2026-01-01 Relisted — KVBOR
• 2025-10-04 Pending — KVBOR
• 2025-09-23 Price Changed $25,000 KVBOR
• 2025-09-02 Price Changed $34,000 KVBOR
• 2025-07-02 Price Changed $39,000 KVBOR
• 2025-05-14 Listed $40,000 KVBOR

Property tax history

+11.5%/yr

Latest (2025): $780 · +11.0% YoY. Source: county tax records.