113 Oakwood Rd · Charleston, WV 25314

$124,973

2 bd · 1.0 ba · 1,157 sqft · SingleFamily public records · 5 Days on market

Built 1920 Est $154k · 19% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +14.0/30.0
• DSCR +4.2/10.0
• Livability +4.2/5.0
• 1% rule +3.8/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Step into this well-kept three-bedroom home in the beautiful south hills area. Sitting just moments from South Charleston, downtown Charleston and Southridge this home guarantees convenience. The interior boasts three spacious bedrooms and a main level master. The open living room flows well with the spacious dining room and the galley kitchen. The sunroom offers an interior space for relaxation. Downstairs is a large living space great for a den, utility room, full bathroom and a bedroom. Rear deck and yard offers an abundance of space for summer relaxation and beautiful views.

Key facts

• Open living room
• Galley kitchen
• Sunroom

Tags

• OPEN LIVING ROOM
• GALLEY KITCHEN
• SUNROOM
• REAR DECK
• BEAUTIFUL VIEWS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $16 ($186/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (12.2% below list).
• Recommended offer: $110k (12.2% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: Overbrook Elementary School (math 57% / reading 57%, grade C+, #23 of 377 statewide, top 7%, 349 students, 0% FRL); John Adams Middle School (math 45% / reading 63%, grade B-, #2 of 109 statewide, top 1%, 705 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 56% at this address vs 34% district-wide (+21 pts) — the actual schools serving this property are materially stronger than the Kanawha County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 115 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 $864 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $108k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,745 (12.2% below list)

Questions for the listing agent

1. Built in 1920 — 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. 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?
6. 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.
7. 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.
8. 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: 0.88% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.53%
• DSCR: 1.02
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $153,881
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1420 Ravinia Rd	0.07mi	2/1.0	1,285 (+11%)	6mo	$164,000	$128	73
1602 Ravinia Rd	0.27mi	3/1.0 (+1)	1,170 (+1%)	10mo	$163,000	$139	73
1536 Ravinia Rd	0.21mi	3/2.0 (+1)	1,160 (+0%)	14mo	$132,000	$114	69
1506 Ravinia Rd	0.24mi	2/1.5	1,100 (-5%)	20mo	$118,500	$108	62
1498 Ravinia Rd	0.18mi	3/1.5 (+1)	1,064 (-8%)	21mo	$157,000	$148	54
1570 Smith Rd	0.72mi	3/1.5 (+1)	1,200 (+4%)	1mo	$160,000	$133	53
1235 Stone Rd	0.27mi	3/1.5 (+1)	1,039 (-10%)	19mo	$37,500	$36	47
1321 Turley Rd	0.38mi	3/1.0 (+1)	1,307 (+13%)	13mo	$218,000	$167	44
847 Sherwood Rd	0.70mi	3/1.0 (+1)	1,196 (+3%)	19mo	$135,600	$113	41
1020 Forest Rd	0.51mi	3/1.0 (+1)	993 (-14%)	21mo	$145,000	$146	30

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: -15.4%
• Equity multiple: 0.45×
• Total profit: $-19,253
• Equity at exit: $18,634

10-year hold

• IRR: -6.9%
• Equity multiple: 0.56×
• Total profit: $-15,454
• Equity at exit: $10,805

Cash invested: $34,992 (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 25314

• Home prices YoY: -32.9%
• Active inventory: 115
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,097 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$144 /mo · $1,728/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $16

Break-even live

Break-even rent $1,078

Max offer price $124,973

Occupancy floor 94%

Sensitivity live

Price	-10% $86	-5% $51	+0% $16	+5% $-20	+10% $-55
Rent	-10% $-71	-5% $-28	+0% $16	+5% $59	+10% $102
Rate	-1.0pp $78	-0.5pp $47	base $16	+0.5pp $-17	+1.0pp $-50

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: $31,243
• Closing costs: $3,749
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-03-30
   status Pending
2. 2026-03-25
   listed $124,973 Active
3. 2007-09-27
   soldstatus $108,000

ⓘ 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: $1,728 · $144/mo
• Projected year-2 tax: $1,728 · $144/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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°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: $13,169
• − Mortgage interest: −$7,000
• − Property taxes: −$1,728
• − Insurance: −$625
• − Repairs & maintenance: −$1,054
• − Management: −$1,054
• − Depreciation: −$3,636
• Taxable loss: −$1,927
• Est. tax savings @ 24.0%: +$462
• After-tax cash flow: $649/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
• City population: 33,502
• Population (ZIP): 15,742

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 (85%)
• Race & ethnicity: White 85% Two or more races 5% Asian 5% Black 4% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Serbian 3% Lithuanian 3%
• Foreign-born: 5% · China, Canada
• Languages at home: 93% English-only · Other Indo-European 3% Spanish 2% Other Asian/Pacific 1%

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: ▼ -80.67%
• Current HPI: 164.9358
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+15.7% since first listed

3 events — show timeline

• 2026-03-30 Pending — KVBOR
• 2026-03-25 Listed $124,973 KVBOR
• 2007-09-27 Sold (Public Records) $108,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $1,728 · +0.3% YoY. Source: county tax records.