1302 Adele St · Charleston, WV 25302

$12,000

2 bd · 1.0 ba · 832 sqft · SingleFamily public records · 59 Days on market

Built 1930 5,663 sqft lot

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Investors! This would make a great rental or investment opportunity. Home has been recently lived in, but does need some TLC! Being sold as is, cash only. Electrical wires have been removed from the home.

Key facts

• 5,663 sq ft lot
• Listed 58 days

Property features AI

Exterior

• Home design: Residential single-family home
• Construction: Aluminum siding
• Exterior features: Lot in Holly Hunt Place subdivision; Lot size 0.13 acres

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Heating system: Other
• Interior features: Total of 5 rooms; No basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $12k.

Deal economics

• At list price, monthly cash flow is $779 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $12k).
• Recommended offer: $12k (3.0% below list) — sets the bar for market timing.
• Cap rate 84.2% 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: Edgewood Elementary (math 27% / reading 37%, grade F, #191 of 377 statewide, top 56%, 362 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.
• 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 $83 of loan paydown is wiped out by about $360 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 $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($12k) is reasonable based on typical stale-listing flexibility.
• 7 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.
• Current owner paid $8k; list at $12k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price; built in 1930 — 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 $11,640 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 9.34% ✓
• Cap rate: 84.24%
• Cash-on-cash: 278.37%
• DSCR: 13.39
• GRM: 0.9

CMA / ARV

• ARV (on-the-fly): $73,216
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1419 Red Oak St	0.18mi	1/1.0 (-1)	855 (+3%)	8mo	$33,500	$39	75
918 Hunt Ave	0.23mi	2/1.0	780 (-6%)	22mo	$32,000	$41	61
721 Garvin Ave	0.31mi	3/1.0 (+1)	954 (+15%)	5mo	$60,000	$63	52
1207 Park Ave	0.37mi	2/1.0	940 (+13%)	13mo	$86,000	$91	50
610 Georgia St	0.59mi	2/1.0	800 (-4%)	24mo	$88,000	$110	46
811 7th St	0.56mi	3/1.0 (+1)	954 (+15%)	3mo	$84,000	$88	42

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: —
• Equity multiple: 15.21×
• Total profit: $47,730
• Equity at exit: $1,789

10-year hold

• IRR: —
• Equity multiple: 32.43×
• Total profit: $105,611
• Equity at exit: $1,038

Cash invested: $3,360 (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: 0.9×

Monthly cashflow live

• Estimated rent: $1,120 medium
• Mortgage (P&I): −$63
• Tax from tax record: −$38 /mo · $453/yr
• Insurance: −$5
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $779

Break-even live

Break-even rent $134

Max offer price $12,000

Occupancy floor 25%

Sensitivity live

Price	-10% $786	-5% $783	+0% $779	+5% $776	+10% $773
Rent	-10% $691	-5% $735	+0% $779	+5% $824	+10% $868
Rate	-1.0pp $785	-0.5pp $782	base $779	+0.5pp $776	+1.0pp $773

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: $3,000
• Closing costs: $360
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-21
   days on market $12,000 Active 59 DOM
2. 2026-06-19
   days on market $12,000 Active 57 DOM
3. 2026-06-18
   days on market $12,000 Active 56 DOM
4. 2026-06-17
   days on market $12,000 Active 55 DOM
5. 2026-06-16
   days on market $12,000 Active 54 DOM
6. 2026-06-15
   days on market $12,000 Active 53 DOM
7. 2026-06-14
   days on market $12,000 Active 51 DOM
8. 2026-06-12
   days on market $12,000 Active 50 DOM
9. 2026-06-09
   days on market $12,000 Active 47 DOM
10. 2026-06-08
    days on market $12,000 Active 46 DOM
11. 2026-06-07
    days on market $12,000 Active 45 DOM
12. 2026-06-05
    days on market $12,000 Active 42 DOM
13. 2026-06-03
    days on market $12,000 Active 41 DOM
14. 2026-06-02
    days on market $12,000 Active 40 DOM
15. 2026-06-01
    days on market $12,000 Active 39 DOM
16. 2026-05-31
    days on market $12,000 Active 38 DOM
17. 2026-05-30
    days on market $12,000 Active 37 DOM
18. 2026-04-23
    listed $12,000 Active
19. 2026-01-02
    listed $19,900 Active
20. 2025-12-01
    status Active
21. 2025-11-25
    status Pending
22. 2025-10-28
    listed $19,900 Active
23. 2025-08-06
    listed $27,400 Active
24. 2025-07-11
    price $27,400
25. 2025-06-03
    price $29,900
26. 2025-05-12
    listed $34,900 Active
27. 2025-03-08
    price $29,900
28. 2025-01-14
    listed $34,900 Active
29. 2021-04-27
    soldstatus $8,000
30. 1999-10-13
    soldstatus $7,000

ⓘ 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: $453 · $38/mo
• Projected year-2 tax: $453 · $38/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: $13,445
• − Mortgage interest: −$672
• − Property taxes: −$453
• − Insurance: −$60
• − Repairs & maintenance: −$1,076
• − Management: −$1,076
• − Depreciation: −$349
• Taxable income: $9,759
• Est. tax owed @ 24.0%: −$2,342
• After-tax cash flow: $7,011/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

+71.4% since first listed

13 events — show timeline

• 2026-04-23 Listed $12,000 KVBOR
• 2026-01-02 Listed $19,900 KVBOR
• 2025-12-01 Relisted — KVBOR
• 2025-11-25 Pending — KVBOR
• 2025-10-28 Listed $19,900 KVBOR
• 2025-08-06 Listed $27,400 KVBOR
• 2025-07-11 Price Changed $27,400 KVBOR
• 2025-06-03 Price Changed $29,900 KVBOR
• 2025-05-12 Listed $34,900 KVBOR
• 2025-03-08 Price Changed $29,900 KVBOR
• 2025-01-14 Listed $34,900 KVBOR
• 2021-04-27 Sold (Public Records) $8,000 Public Records
• 1999-10-13 Sold (Public Records) $7,000 Public Records

Property tax history

-2.3%/yr

Latest (2025): $453 · +0.0% YoY. Source: county tax records.