5017 A Elk River Road South Rd · Elkview, WV 25071

$109,900

2 bd · 1.5 ba · 1,675 sqft · SingleFamily public records · 98 Days on market

Built 1997 0.25 ac lot

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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 +20.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +4.5/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Theres so much potential with this 3 bedroom and 2 bath home! There is plenty of space with a little over 2000 square feet of living space. There is a large 23x23 gathering room upstairs perfect for entertaining as well as a deck that runs the length of the home. As you can tell from the pictures it will need some TLC but you can walk in and live in it while you turn this house into your own home! The home has been split into two separate units but it can easy be switched back to a single family home. Country living but only minutes from the interstate and the city of Elkview. You can also live in one side and rent out the other to help pay for your mortgage! Don't miss out on this opportun

Key facts

• Country living
• Gathering room
• Two separate units

Tags

• GATHERING ROOM
• DECK
• TWO SEPARATE UNITS
• COUNTRY LIVING
• MINUTES FROM THE INTERSTATE

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Frame construction with vinyl siding; Shingle roof; Built on crawl space
• Exterior features: Deck; Rolling slope lot

Interior

• Kitchen: Includes dishwasher, range, oven, and refrigerator
• Flooring: Tile flooring; Vinyl flooring; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Dishwasher, Range, Oven, Refrigerator; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $149 ($2k/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 $105k (4.5% below list).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#120 in WV) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute 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.
• Market conditions: 38 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 $760 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.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 2 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 $85k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire 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 $100,009 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.95% ✗
• Cap rate: 7.91%
• Cash-on-cash: 5.79%
• DSCR: 1.26
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $234,500
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2024 Waters Edge Dr	0.30mi	3/2.0 (+1)	1,500 (-10%)	19mo	$209,500	$140	46

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: -7.4%
• Equity multiple: 0.73×
• Total profit: $-8,381
• Equity at exit: $16,386

10-year hold

• IRR: 2.2%
• Equity multiple: 1.15×
• Total profit: $4,751
• Equity at exit: $9,502

Cash invested: $30,772 (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 25071

• Home prices YoY: -27.1%
• Active inventory: 38
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,049 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$58 /mo · $697/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $149

Break-even live

Break-even rent $861

Max offer price $109,900

Occupancy floor 81%

Sensitivity live

Price	-10% $211	-5% $180	+0% $149	+5% $117	+10% $86
Rent	-10% $66	-5% $107	+0% $149	+5% $190	+10% $231
Rate	-1.0pp $204	-0.5pp $176	base $149	+0.5pp $120	+1.0pp $91

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $109,900 Active 98 DOM
2. 2026-06-18
   days on market $109,900 Active 97 DOM
3. 2026-06-17
   days on market $109,900 Active 96 DOM
4. 2026-06-16
   days on market $109,900 Active 95 DOM
5. 2026-06-15
   days on market $109,900 Active 94 DOM
6. 2026-06-14
   days on market $109,900 Active 92 DOM
7. 2026-06-12
   days on market $109,900 Active 91 DOM
8. 2026-06-09
   days on market $109,900 Active 88 DOM
9. 2026-06-08
   days on market $109,900 Active 87 DOM
10. 2026-06-07
    days on market $109,900 Active 86 DOM
11. 2026-06-05
    days on market $109,900 Active 83 DOM
12. 2026-06-03
    days on market $109,900 Active 82 DOM
13. 2026-06-02
    days on market $109,900 Active 81 DOM
14. 2026-06-01
    days on market $109,900 Active 80 DOM
15. 2026-05-31
    days on market $109,900 Active 79 DOM
16. 2026-05-30
    days on market $109,900 Active 78 DOM
17. 2026-03-12
    listed $109,900 Active
18. 2026-01-14
    price
19. 2025-12-08
    listed Active
20. 1990-11-16
    soldstatus $85,000

ⓘ 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: $697 · $58/mo
• Projected year-2 tax: $697 · $58/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 5/10 Major 7 d/yr ≥100°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: $12,589
• − Mortgage interest: −$6,156
• − Property taxes: −$697
• − Insurance: −$550
• − Repairs & maintenance: −$1,007
• − Management: −$1,007
• − Depreciation: −$3,197
• Taxable loss: −$25
• Est. tax savings @ 24.0%: +$6
• After-tax cash flow: $1,789/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 — Elkview

• Score: 65/100
• State rank: #120
• US rank: #12575

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment B- Housing A+ Health & safety F User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,243

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 (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Serbian 3% Slovak 2% Romanian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · German/W. Germanic 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: ▼ -69.64%
• Current HPI: 187.2213
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+29.3% since first listed

4 events — show timeline

• 2026-03-12 Listed $109,900 HBRMLS
• 2026-01-14 Price Changed — HBRMLS
• 2025-12-08 Listed — HBRMLS
• 1990-11-16 Sold (Public Records) $85,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $697 · +0.3% YoY. Source: county tax records.