1012 West Virgina Ave · Dunbar, WV 25064

$32,500

3 bd · 2.0 ba · 960 sqft · SingleFamily public records · 14 Days on market

Built 1916 4,792 sqft lot

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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

This one story home offers 3 bedrooms, 2 full baths, nice kitchen with new appliances, newly refinished wood floors, main floor laundry, partially fenced flat lot with garage/storage out back, on and off street parking, convenient location

Key facts

• 4,792 sq ft lot
• Garage
• Built 1916

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding; Composition/shingle roof
• Exterior features: Front porch

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 5 total rooms (bedroom count not specified)
• Flooring: Hardwood flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Cooling system (type: Other)
• Interior features: Eat-in kitchen; Insulated windows; Partial basement
• Laundry & utility: Basement space (partial) — may accommodate utilities

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $32k.

Deal economics

• At list price, monthly cash flow is $483 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $32k).
• Cap rate 26.2% 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 $225 of loan paydown is wiped out by about $975 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 $9k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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

• Watch-outs: property tax is 3.0% of price; flood insurance adds $56/mo; built in 1916 — 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 $32,500

Questions for the listing agent

1. Built in 1916 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 3.13% ✓
• Cap rate: 26.19%
• Cash-on-cash: 71.08%
• DSCR: 4.16
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $120,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1328 Lightner Ave	0.41mi	2/1.0 (-1)	936 (-2%)	7mo	$100,000	$107	62
448 18th St	0.57mi	3/1.0	993 (+3%)	9mo	$111,000	$112	56
708 Beech St	0.60mi	2/1.0 (-1)	960 (0%)	8mo	$125,000	$130	56
5307 Ohio St	0.42mi	2/1.0 (-1)	884 (-8%)	4mo	$150,000	$170	55
133 7th St	0.40mi	2/1.0 (-1)	836 (-13%)	1mo	$41,400	$50	50
5600 Habitat St	0.65mi	3/1.0	1,054 (+10%)	1mo	$161,000	$153	49
456 18th St	0.58mi	2/1.0 (-1)	1,027 (+7%)	6mo	$85,000	$83	47
1908 West Virginia Ave	0.69mi	3/1.5	1,056 (+10%)	2mo	$155,000	$147	47
908 Overlook Way	0.64mi	2/1.0 (-1)	1,000 (+4%)	11mo	$125,000	$125	45
4834 Ohio St	0.52mi	2/1.0 (-1)	863 (-10%)	6mo	$82,000	$95	45
5314 Main Dr	0.59mi	3/1.0	1,056 (+10%)	13mo	$150,000	$142	41
332 21st St	0.71mi	2/1.0 (-1)	1,074 (+12%)	8mo	$48,000	$45	31

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: 62.9%
• Equity multiple: 3.81×
• Total profit: $25,600
• Equity at exit: $4,846

10-year hold

• IRR: 67.4%
• Equity multiple: 7.84×
• Total profit: $62,243
• Equity at exit: $2,810

Cash invested: $9,100 (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: 2.7×

Monthly cashflow live

• Estimated rent: $1,017 medium
• Mortgage (P&I): −$170
• Tax from tax record: −$80 /mo · $965/yr
• Insurance: −$14
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $483

Break-even live

Break-even rent $405

Max offer price $32,500

Occupancy floor 47%

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: $8,125
• Closing costs: $975
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-17
   status $32,500 Pending 14 DOM
2. 2026-06-17
   days on market $32,500 Active 14 DOM
3. 2026-06-16
   days on market $32,500 Active 13 DOM
4. 2026-06-15
   days on market $32,500 Active 12 DOM
5. 2026-06-14
   days on market $32,500 Active 10 DOM
6. 2026-06-12
   days on market $32,500 Active 9 DOM
7. 2026-06-09
   days on market $32,500 Active 6 DOM
8. 2026-06-08
   days on market $32,500 Active 5 DOM
9. 2026-06-07
   days on market $32,500 Active 4 DOM
10. 2026-06-03
    remarks 286-char remark
11. 2026-06-03
    listed $32,500 Active 1 DOM

ⓘ 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: $965 · $80/mo
• Projected year-2 tax: $965 · $80/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 8/10 Severe FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 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: $12,204
• − Mortgage interest: −$1,821
• − Property taxes: −$965
• − Insurance: −$829
• − Repairs & maintenance: −$976
• − Management: −$976
• − Depreciation: −$945
• Taxable income: $5,691
• Est. tax owed @ 24.0%: −$1,366
• After-tax cash flow: $4,436/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

+71.1% since first listed

4 events — show timeline

• 2026-06-01 Listed $32,500 KVBOR
• 2021-08-18 Sold (MLS) $99,900 KVBOR
• 2021-05-13 Listed $99,900 KVBOR
• 1995-05-19 Sold (Public Records) $19,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $965 · +0.0% YoY. Source: county tax records.