727 Central Ave · Charleston, WV 25302

$129,500

3 bd · 2.0 ba · 1,476 sqft · SingleFamily public records · 272 Days on market

Built 1926 Est $130k · at est.

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Why this score? — see what drove the C 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 +24.9/30.0
• DSCR +8.1/10.0
• ARV discount +7.6/15.0
• 1% rule +5.4/10.0
• 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

Move in ready 2 story, 3 bed, 2 bath with new windows, fresh paint, Hardwood Floors throughout. Fenced yard for your pets. Big backyard. Don't pass this one by.

Key facts

• Big backyard
• Fresh paint
• Fenced yard

Tags

• NEW WINDOWS
• FRESH PAINT
• HARDWOOD FLOORS
• FENCED YARD
• BIG BACKYARD

Property features AI

Exterior

• Parking: Other parking
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; Two-story
• Construction: Frame construction; Composition/shingle roof; Has basement
• Exterior features: Front porch; Fenced yard

Interior

• Kitchen: Gas range; Refrigerator
• Flooring: Hardwood; Laminate; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Heat pump; Central air conditioning
• Interior features: Insulated windows; Partial basement; 8 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $221 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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: 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 $895 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 272 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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.
• Current owner paid $40k; list at $130k implies a 224% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1926 — 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 $113,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 272 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 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.04% ✓
• Cap rate: 8.86%
• Cash-on-cash: 9.15%
• DSCR: 1.41
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $129,888
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
624 Randolph St	0.19mi	3/1.5	1,488 (+1%)	10mo	$150,000	$101	80
406 Elm St	0.06mi	3/1.5	1,344 (-9%)	2mo	$150,000	$112	78
707 Hall St	0.17mi	3/2.0	1,600 (+8%)	7mo	$132,000	$83	72
711 Hall St	0.18mi	3/1.0	1,364 (-8%)	9mo	$120,000	$88	68
1016 Grant St	0.29mi	3/1.0	1,352 (-8%)	6mo	$20,000	$15	64
846 Somerset Dr	0.45mi	4/1.5 (+1)	1,415 (-4%)	8mo	$125,000	$88	58
969 Mathews Ave	0.71mi	3/1.5	1,548 (+5%)	1mo	$155,000	$100	56
316 Wyoming St	0.40mi	4/1.0 (+1)	1,600 (+8%)	5mo	$132,000	$83	54
1207 1st Ave	0.42mi	4/2.0 (+1)	1,632 (+11%)	8mo	$79,900	$49	51
907 Valley Rd	0.68mi	3/2.0	1,600 (+8%)	5mo	$189,900	$119	50
839 Greendale Dr	0.59mi	3/1.5	1,320 (-11%)	9mo	$112,000	$85	45
325 Mckinley Ave	0.64mi	2/2.0 (-1)	1,669 (+13%)	10mo	$270,000	$162	35

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: -5.1%
• Equity multiple: 0.81×
• Total profit: $-6,923
• Equity at exit: $19,309

10-year hold

• IRR: 4.5%
• Equity multiple: 1.33×
• Total profit: $12,043
• Equity at exit: $11,197

Cash invested: $36,260 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,344 medium
• Mortgage (P&I): −$679
• Tax from tax record: −$52 /mo · $628/yr
• Insurance: −$54
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $221

Break-even live

Break-even rent $1,065

Max offer price $129,500

Occupancy floor 79%

Sensitivity live

Price	-10% $294	-5% $258	+0% $221	+5% $184	+10% $148
Rent	-10% $115	-5% $168	+0% $221	+5% $274	+10% $327
Rate	-1.0pp $286	-0.5pp $254	base $221	+0.5pp $187	+1.0pp $153

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: $32,375
• Closing costs: $3,885
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-21
   days on market $129,500 Active 272 DOM
2. 2026-06-19
   days on market $129,500 Active 270 DOM
3. 2026-06-18
   days on market $129,500 Active 269 DOM
4. 2026-06-17
   days on market $129,500 Active 268 DOM
5. 2026-06-16
   days on market $129,500 Active 267 DOM
6. 2026-06-15
   days on market $129,500 Active 266 DOM
7. 2026-06-14
   days on market $129,500 Active 264 DOM
8. 2026-06-12
   days on market $129,500 Active 263 DOM
9. 2026-06-09
   days on market $129,500 Active 260 DOM
10. 2026-06-08
    days on market $129,500 Active 259 DOM
11. 2026-06-07
    days on market $129,500 Active 258 DOM
12. 2026-06-05
    days on market $129,500 Active 255 DOM
13. 2026-06-03
    days on market $129,500 Active 254 DOM
14. 2026-06-02
    days on market $129,500 Active 253 DOM
15. 2026-06-01
    days on market $129,500 Active 252 DOM
16. 2026-05-31
    days on market $129,500 Active 251 DOM
17. 2026-05-30
    days on market $129,500 Active 250 DOM
18. 2025-09-22
    listed $129,500 Active
19. 2025-08-20
    price $141,000
20. 2025-05-13
    price $144,000
21. 2025-04-29
    price $146,000
22. 2025-04-01
    price $148,000
23. 2025-01-20
    price $150,000
24. 2025-01-03
    price $155,000
25. 2024-12-02
    price $156,000
26. 2024-11-15
    price $157,000
27. 2024-10-29
    price $160,000
28. 2024-10-11
    price $161,000
29. 2024-09-06
    price $162,000
30. 2024-08-26
    status Active
31. 2024-07-29
    status Pending
32. 2024-07-18
    price $165,000
33. 2024-03-24
    listed $170,000 Active
34. 2023-10-04
    listed $125,000
35. 2012-02-02
    soldstatus $40,000
36. 2003-08-01
    soldstatus $65,000
37. 1999-07-02
    soldstatus $68,500

ⓘ 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: $628 · $52/mo
• Projected year-2 tax: $764 · $64/mo
• Expected delta: +$136/yr (+$11/mo · 21.6%)

ⓘ 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 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: $16,131
• − Mortgage interest: −$7,254
• − Property taxes: −$628
• − Insurance: −$1,314
• − Repairs & maintenance: −$1,290
• − Management: −$1,290
• − Depreciation: −$3,767
• Taxable income: $586
• Est. tax owed @ 24.0%: −$141
• After-tax cash flow: $2,511/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

+89.1% since first listed

20 events — show timeline

• 2025-09-22 Listed $129,500 KVBOR
• 2025-08-20 Price Changed $141,000 KVBOR
• 2025-05-13 Price Changed $144,000 KVBOR
• 2025-04-29 Price Changed $146,000 KVBOR
• 2025-04-01 Price Changed $148,000 KVBOR
• 2025-01-20 Price Changed $150,000 KVBOR
• 2025-01-03 Price Changed $155,000 KVBOR
• 2024-12-02 Price Changed $156,000 KVBOR
• 2024-11-15 Price Changed $157,000 KVBOR
• 2024-10-29 Price Changed $160,000 KVBOR
• 2024-10-11 Price Changed $161,000 KVBOR
• 2024-09-06 Price Changed $162,000 KVBOR
• 2024-08-26 Relisted — KVBOR
• 2024-07-29 Pending — KVBOR
• 2024-07-18 Price Changed $165,000 KVBOR
• 2024-03-24 Listed $170,000 KVBOR
• 2023-10-04 Listed $125,000 KVBOR
• 2012-02-02 Sold (Public Records) $40,000 Public Records
• 2003-08-01 Sold (Public Records) $65,000 Public Records
• 1999-07-02 Sold (Public Records) $68,500 Public Records

Property tax history

+2.0%/yr

Latest (2025): $628 · +0.0% YoY. Source: county tax records.