784 Amity Dr · Charleston, WV 25302

$85,000

3 bd · 1.5 ba · 1,264 sqft · SingleFamily public records · 185 Days on market

Built 1940 0.27 ac lot ↓ 15% 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
• 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

Nestled just over the hill on the quiet backside of the Edgewood Historic District, this 4-bedroom, 1.5-bath home offers the perfect balance of privacy and convenience. With 1,380 square feet of living space, it’s an ideal starter home or a smart investment opportunity. Step onto the inviting covered front porch or relax on the rear deck overlooking the peaceful surroundings. Inside, you’ll find easy-maintenance laminate flooring and a functional layout that fits today’s lifestyle. Located just minutes from downtown Charleston and area amenities, this property combines charm, comfort, and potential—all in one great package.

Key facts

• Covered front porch
• Laminate flooring
• Functional layout

Tags

• COVERED FRONT PORCH
• REAR DECK
• LAMINATE FLOORING
• FUNCTIONAL LAYOUT
• EDGEWOOD HISTORIC DISTRICT

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Aluminum siding
• Exterior features: Deck; Porch; Wooded lot

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: Total rooms: 6
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Wood-frame windows; Storage

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $513 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.5% 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 $588 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 185 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $15k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 185 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 1940 — 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. 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. 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.
8. 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.
9. 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: 1.60% ✓
• Cap rate: 13.53%
• Cash-on-cash: 25.85%
• DSCR: 2.15
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $25,280
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1106 Barton St	0.52mi	3/1.0	1,222 (-3%)	10mo	$20,000	$16	60
1872 Sugar Creek Dr	0.44mi	3/1.0	1,330 (+5%)	14mo	$18,000	$14	56
712 Adams St	0.74mi	3/1.0	1,232 (-2%)	8mo	$24,500	$20	52
916 Michael Ave	0.74mi	3/1.5	1,200 (-5%)	13mo	$45,000	$38	46
1504 Frame St	0.65mi	3/1.5	1,202 (-5%)	18mo	$79,200	$66	46
807 Red Oak St	0.64mi	3/1.5	1,401 (+11%)	14mo	$131,000	$94	40
1230 Stuart St	0.65mi	2/1.0 (-1)	1,360 (+8%)	18mo	$15,000	$11	35
706 Garvin Ave	0.71mi	4/1.0 (+1)	1,370 (+8%)	23mo	$25,500	$19	27

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: 19.5%
• Equity multiple: 1.79×
• Total profit: $18,883
• Equity at exit: $12,674

10-year hold

• IRR: 27.8%
• Equity multiple: 3.46×
• Total profit: $58,503
• Equity at exit: $7,349

Cash invested: $23,800 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,356 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$78 /mo · $933/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $513

Break-even live

Break-even rent $707

Max offer price $85,000

Occupancy floor 57%

Sensitivity live

Price	-10% $561	-5% $537	+0% $513	+5% $489	+10% $465
Rent	-10% $406	-5% $459	+0% $513	+5% $566	+10% $620
Rate	-1.0pp $556	-0.5pp $534	base $513	+0.5pp $491	+1.0pp $468

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-31
   days on market $85,000 Active 185 DOM
2. 2026-05-30
   days on market $85,000 Active 184 DOM
3. 2026-05-07
   status Active
4. 2026-04-15
   status Pending
5. 2026-04-02
   price $85,000
6. 2026-01-01
   status Active
7. 2025-12-24
   status Pending
8. 2025-12-13
   status Active
9. 2025-11-28
   status Pending
10. 2025-11-21
    price $89,900
11. 2025-10-13
    listed $99,999 Active

ⓘ 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: $933 · $78/mo
• Projected year-2 tax: $933 · $78/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 6 d/yr ≥101°F today · 16 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: $16,277
• − Mortgage interest: −$4,761
• − Property taxes: −$933
• − Insurance: −$425
• − Repairs & maintenance: −$1,302
• − Management: −$1,302
• − Depreciation: −$2,473
• Taxable income: $5,081
• Est. tax owed @ 24.0%: −$1,219
• After-tax cash flow: $4,933/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

-15.0% since first listed

9 events — show timeline

• 2026-05-07 Relisted — KVBOR
• 2026-04-15 Pending — KVBOR
• 2026-04-02 Price Changed $85,000 KVBOR
• 2026-01-01 Relisted — KVBOR
• 2025-12-24 Pending — KVBOR
• 2025-12-13 Relisted — KVBOR
• 2025-11-28 Pending — KVBOR
• 2025-11-21 Price Changed $89,900 KVBOR
• 2025-10-13 Listed $99,999 KVBOR

Property tax history

+25.6%/yr

Latest (2025): $933 · +0.0% YoY. Source: county tax records.