1514 Woodbine Ave · Charleston, WV 25302

$49,000

3 bd · 1.5 ba · 1,026 sqft · SingleFamily public records · 30 Days on market

Built 1946 ↓ 13% since listing

---

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 +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

Excellent opportunity for investors or handy buyers. This property sits on a peaceful, low-traffic street. Key big-ticket upgrades are already complete. Enjoy brand-new HVAC, a new hot water tank, and fully updated electrical service and panel. Structural repairs are needed. Cash Only.

Key facts

• New hot water tank
• New hvac
• Garage

Tags

• NEW HVAC
• NEW HOT WATER TANK

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single family residence (Residential); Other sub-type
• Construction: Brick and block construction; Partial basement
• Exterior features: Metal roof; Lot dimensions approx. 120 x 120 x 110 x 110

Interior

• Kitchen: Dishwasher; Gas range
• Flooring: Hardwood; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Eat-in kitchen; Insulated windows; Fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $49k.

Deal economics

• At list price, monthly cash flow is $673 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $49k).
• Recommended offer: $48k (1.5% below list) — sets the bar for market timing.
• Cap rate 22.8% 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: Shoals Elementary School (math 42% / reading 37%, grade F, #108 of 377 statewide, top 33%, 210 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 $339 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,265 (1.5% below list)

Questions for the listing agent

1. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 2.71% ✓
• Cap rate: 22.77%
• Cash-on-cash: 58.85%
• DSCR: 3.62
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $113,886
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
810 Hillsdale Dr	0.26mi	2/1.0 (-1)	1,000 (-2%)	4mo	$135,900	$136	73
528 Medina St	0.24mi	3/1.0	950 (-7%)	5mo	$105,000	$111	70
2010 Preston St	0.32mi	3/1.5	918 (-10%)	9mo	$132,000	$144	60
1308 Camden Dr	0.50mi	2/1.0 (-1)	1,068 (+4%)	11mo	$150,000	$140	54
1319 Bigley Ave	0.64mi	2/1.0 (-1)	966 (-6%)	2mo	$32,000	$33	52
2024 Preston St	0.36mi	2/1.5 (-1)	1,124 (+10%)	13mo	$70,000	$62	51
502 Piccadilly St	0.33mi	2/1.5 (-1)	900 (-12%)	14mo	$59,900	$67	48
437 Baird Dr	0.59mi	2/1.0 (-1)	943 (-8%)	21mo	$27,500	$29	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: 57.5%
• Equity multiple: 3.55×
• Total profit: $34,959
• Equity at exit: $7,306

10-year hold

• IRR: 62.4%
• Equity multiple: 7.25×
• Total profit: $85,804
• Equity at exit: $4,237

Cash invested: $13,720 (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: 3.1×

Monthly cashflow live

• Estimated rent: $1,330 medium
• Mortgage (P&I): −$257
• Tax from tax record: −$101 /mo · $1,209/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $673

Break-even live

Break-even rent $479

Max offer price $49,000

Occupancy floor 44%

Sensitivity live

Price	-10% $701	-5% $687	+0% $673	+5% $659	+10% $645
Rent	-10% $568	-5% $620	+0% $673	+5% $725	+10% $778
Rate	-1.0pp $698	-0.5pp $685	base $673	+0.5pp $660	+1.0pp $647

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $49,000 Active 30 DOM
2. 2026-06-19
   days on market $49,000 Active 28 DOM
3. 2026-06-18
   days on market $49,000 Active 27 DOM
4. 2026-06-17
   days on market $49,000 Active 26 DOM
5. 2026-06-16
   days on market $49,000 Active 25 DOM
6. 2026-06-15
   days on market $49,000 Active 24 DOM
7. 2026-06-14
   days on market $49,000 Active 22 DOM
8. 2026-06-12
   days on market $49,000 Active 21 DOM
9. 2026-06-09
   days on market $49,000 Active 18 DOM
10. 2026-06-08
    days on market $49,000 Active 17 DOM
11. 2026-06-07
    pricedays on market $49,000 Active 16 DOM
12. 2026-06-05
    days on market $59,000 Active 13 DOM
13. 2026-06-03
    days on market $59,000 Active 12 DOM
14. 2026-06-02
    days on market $59,000 Active 11 DOM
15. 2026-06-01
    days on market $59,000 Active 10 DOM
16. 2026-05-31
    days on market $59,000 Active 9 DOM
17. 2026-05-30
    days on market $59,000 Active 8 DOM
18. 2026-05-22
    listed $59,000 Active
19. 1978-08-21
    soldstatus $68,000

ⓘ 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: $1,209 · $101/mo
• Projected year-2 tax: $1,209 · $101/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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 18 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: $15,964
• − Mortgage interest: −$2,745
• − Property taxes: −$1,209
• − Insurance: −$245
• − Repairs & maintenance: −$1,277
• − Management: −$1,277
• − Depreciation: −$1,425
• Taxable income: $7,786
• Est. tax owed @ 24.0%: −$1,869
• After-tax cash flow: $6,206/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

-13.2% since first listed

2 events — show timeline

• 2026-05-22 Listed $59,000 KVBOR
• 1978-08-21 Sold (Public Records) $68,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,209 · -50.0% YoY. Source: county tax records.