2314 Kanawha Ter · St. Albans, WV 25177

$55,000

1 bd · 1.0 ba · 473 sqft · SingleFamily · 129 Days on market

Built 1953 8,882 sqft lot ↓ 13% since listing

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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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming one bedroom, one bath, full kitchen and living room with a garage! Was used as a rental previously $600 monthly. Washer and dryer included and is in a separate space. Close proximity to bus stop, restaurants, and shop. Newer hot water tank. Purchase includes 4 parcels total. (Survey available upon request. tax id 17-0010-0384-0000-0000. DB 3357 pg 227. tax $34. Lots 24/25/26).

Key facts

• Full kitchen
• Washer and dryer
• Standalone adu

Tags

• STANDALONE ADU
• FULL KITCHEN
• LIVING ROOM
• WASHER AND DRYER
• CLOSE PROXIMITY TO BUS STOP
• CLOSE PROXIMITY TO RESTAURANTS

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer; Cable available
• Home design: Residential single-family home
• Construction: Block construction; Composition/shingle roof
• Exterior features: Porch; Fenced yard

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Total of 4 rooms (includes living spaces and bedrooms)
• Flooring: Ceramic tile; Hardwood; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating
• Interior features: Eat-in kitchen; Insulated windows; Partial basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($773 rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 4.9% in St. Albans — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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: Hayes Middle School (math 24% / reading 39%, grade F, #52 of 109 statewide, top 49%, 436 students, 0% FRL); Saint Albans High School (math 32% / reading 57%, grade F, #11 of 110 statewide, top 11%, 993 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: 116 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 $380 of loan paydown is wiped out by about $2k 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 $15k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 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 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.41% ✓
• Cap rate: 11.32%
• Cash-on-cash: 17.97%
• DSCR: 1.80
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 9.5%
• Equity multiple: 1.38×
• Total profit: $5,784
• Equity at exit: $8,201

10-year hold

• IRR: 18.7%
• Equity multiple: 2.56×
• Total profit: $23,993
• Equity at exit: $4,755

Cash invested: $15,400 (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 25177

• Home prices YoY: -16.6%
• Active inventory: 116
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $773 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$162
• Net cashflow: $231

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 65%

Sensitivity live

Price	-10% $269	-5% $250	+0% $231	+5% $212	+10% $193
Rent	-10% $169	-5% $200	+0% $231	+5% $261	+10% $292
Rate	-1.0pp $258	-0.5pp $245	base $231	+0.5pp $216	+1.0pp $202

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $55,000 Active 129 DOM
2. 2026-06-18
   price $55,000 Active 128 DOM
3. 2026-06-18
   days on market $59,900 Active 128 DOM
4. 2026-06-17
   days on market $59,900 Active 127 DOM
5. 2026-06-16
   days on market $59,900 Active 126 DOM
6. 2026-06-15
   days on market $59,900 Active 125 DOM
7. 2026-06-14
   days on market $59,900 Active 123 DOM
8. 2026-06-12
   days on market $59,900 Active 122 DOM
9. 2026-06-09
   days on market $59,900 Active 119 DOM
10. 2026-06-08
    days on market $59,900 Active 118 DOM
11. 2026-06-07
    days on market $59,900 Active 117 DOM
12. 2026-06-05
    days on market $59,900 Active 114 DOM
13. 2026-06-03
    days on market $59,900 Active 113 DOM
14. 2026-06-02
    days on market $59,900 Active 112 DOM
15. 2026-06-01
    days on market $59,900 Active 111 DOM
16. 2026-05-31
    days on market $59,900 Active 110 DOM
17. 2026-05-30
    days on market $59,900 Active 109 DOM
18. 2026-05-14
    price $59,900
19. 2026-05-01
    price $64,900
20. 2026-04-16
    price $65,000
21. 2026-02-10
    listed $69,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 18% chance over 30 yrs
• 🔥 Wildfire 3/10 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,276
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$742
• − Management: −$742
• − Depreciation: −$1,600
• Taxable income: $2,011
• Est. tax owed @ 24.0%: −$483
• After-tax cash flow: $2,284/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 — St. Albans

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Albans, WV
• City population: 23,211
• Population (ZIP): 23,211

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 (89%)
• Race & ethnicity: White 89% Two or more races 5% Black 5% Hispanic / Latino 1%
• Common ancestry: Serbian 2% Italian 2% Slovak 1%
• Foreign-born: 0%

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: ▼ -36.96%
• Current HPI: 185.502
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-13.2% since first listed

4 events — show timeline

• 2026-05-14 Price Changed $59,900 KVBOR
• 2026-05-01 Price Changed $64,900 KVBOR
• 2026-04-16 Price Changed $65,000 KVBOR
• 2026-02-10 Listed $69,000 KVBOR